Scottish Borders Council Supplementary Planning Guidance
Newtown St. Boswells Development Framework February 2012
Appendix A CONTENTS
1 Introduction 3
2 Background 4 . Purpose of the development framework 4 . Planning policy context 6 . Appraisal process 6 . Community consultation and involvement 9
3 Development framework 10 . Vision, main aims and key objectives 10 . Village regeneration 11
4 General development requirements 17 . Key development areas 17 . Housing and design 17 . Open space 20 . Education 22 . Community facilities 24 . Employment infrastructure 26 . IT infrastructure 27 . Transport 29 . Natural heritage and landscape 34
1 LIST OF FIGURES AND APPENDICES
Figure 1 Newtown St Boswells development areas 5 Figure 2 Development framework site appraisal options 8 Figure 3 Development vision context 11 Figure 4 Proposals for village centre regeneration 14 Figure 5 Sketch proposals for village centre regeneration 15 Figure 6 Existing services and facilities 24 Figure 7 Access implications for village centre 30 Figure 8 Development framework: access options 31 Figure 9 Natural heritage and designations 35 Figure 10 Landscape framework 37
Appendix 1 Land allocation 40 Appendix 2 Bain Swan Architects, Urban Design Study 43 Appendix 3 Appraisal of sites for key facilities 71 Appendix 4 Outcomes from community consultation 87 Appendix 5 Existing and planned village characteristics 92 Appendix 6 SWOT: development areas 96 Appendix 7 Existing housing tenure in Newtown St Boswells 99 Appendix 8 Eco homes 101 Appendix 9 National and local sustainability policies 102
2 1 INTRODUCTION
1.1 This Development Framework has been prepared by Scottish Borders Council in discussion with the local community and key stakeholders to guide proposed development within Newtown St Boswells. It sets out the key requirements for development to take place, including the provision of key facilities and development contributions. It also sets out proposals to achieve the desired integration between the existing village and the new development using the village centre as the vital link in the process.
3 2 BACKGROUND
2.1 The Council’s Development Strategy identifies Central Borders as the most likely location for sustainable locations for housing, and to capitalise on the reinstatement of the Borders rail line and contribute to economic growth. The village of Newtown St Boswells was identified as a focus for strategic development in the Central Borders. The expansion and regeneration of the village will help to meet the Structure Plan requirement for housing land which has now been allocated in the adopted Consolidated Local Plan (2011).
2.2 Newtown St Boswells is located in the Central Borders and has a population of approximately 1100 residents. The village is located 1 mile from St Boswells and 7 miles from Galashiels. The A68 is the main road in the Borders and by passes the village just to the east. Using the A68, Edinburgh is approximately 1 hours drive to the north and Newcastle is approximately 1.5 hours drive to the south.
2.3 The village is set within a special environment. A National Scenic Area (NSA) is located just to the north, east and west of the village and the area also includes a Special Area of Conservation (SAC) designation related to the River Tweed and its tributaries.
2.4 The existing village is built around the former railway and has, since the railway closed, changed significantly in character. Residential areas have been built, mainly to the west and the north of the village centre. Until relatively recently the A68 ran through the heart of the village. The commercial village centre has been subject to limited change. The Auction Mart and its associated traffic have a noticeable presence within the centre.
2.5 The village core includes part of the historic settlement and includes the original urban form, centred on Melbourne Place and Tweedside Road. There are later additions including the Council headquarters. The character of the village centre is largely defined by a number of historic buildings of interest that form local landmarks and create a distinctive sense of place. Future growth and regeneration within the village should acknowledge the role that the intact historic core plays in the attractiveness and desirability of Newtown St Boswells as a place to live.
2.6 Regeneration of the village as a place is an important objective. An important site for regeneration is the auction mart site and this has been identified for mixed use development adjacent to the village core. It is intended that the mart is relocated to the east of the A68, and a planning approval has been given subject to the completion of planning agreements. A planning brief and subsequent outline planning application submitted by John Swan & Sons Plc includes land for housing and the provision of a relocated health centre and additional retail provision.
Purpose of development framework
2.7 The Development Framework sets out the Council’s approach to the successful development and regeneration of Newtown St Boswells. The Framework looks at the proposed growth across a number of sites in the wider context of the village and gives clear direction to achieve the cohesive development and regeneration of Newtown St Boswells as a whole, with particular consideration given to the relationship between the new development areas and the existing village centre. Figure 1 shows the main proposed areas for development.
4 5 Planning policy context
2.8 The Scottish Government produced Scottish Planning Policy (February 2010) and this sets out national policy on a number of areas including housing, employment and open space. Policy statement Designing Streets published in 2010 emphasise the importance of street design in place-making. The Scottish Government has also produced a number of Planning Advice Notes (PANs) with more detailed advice on specific subjects . It should be noted that successful settlement and development design is a key objective underlying national policy, and this is emphasised in the Design policy document produced by the Government. This Development Framework needs to be read in conjunction with national and local planning guidance.
2.9 The consolidated Structure Plan incorporates the requirement for development to be focussed on the wider Central Borders and identified the requirement to augment the housing supply for the period up to 2018. This has now been taken through the Local Plan process.
2.10 The Scottish Borders consolidated Local Plan includes the area to the south and west of Newtown St Boswells as a preferred expansion area, and this, together with the Auction Mart within the existing village helps meet the strategic housing demand set out in the Structure Plan. The plan also safeguards strategic employment land at Tweed Horizons to the south east of the village.
2.11 The local plan allocations are: the expansion area to the south and west (site reference ANEWT005), the redevelopment of the existing Auction Mart (site reference MNEWT001) and the employment land at Tweed Horizons (site reference BNEWT001).
2.12 The consolidated Local Plan also allocates a number of other sites for development, including housing, in and around the village, as shown in Appendix 1.
2.13 Scottish Borders Council has produced a range of Supplementary Planning Guidance (SPG) documents that set the policy context for new development and cover a range of topics. These include Affordable Housing, Development Contributions, Green Space, Biodiversity, Renewable Energy and, importantly, Placemaking & Design. The Council has also approved a Planning Brief that sets out the opportunities and constraints for the redevelopment of the existing Auction Mart. SPGs and Planning Briefs are material considerations in determining planning applications.
Appraisal process
2.14 As part of the preparation of the Development Framework two key pieces of work were undertaken. The first was an appraisal by Bain Swan Architects on the integration of the new proposed development areas with the village centre (see Appendix 2 for full details). The second was an appraisal of the preferred locations for key facilities required as part of the village expansion. The key facilities being the school, the health centre and civic and recreational open space (see Appendix 3).
2.15 The Development Framework has aimed to identify preferred sites for development and where further research has identified constraints or deliverability issues this has been highlighted and options for an alternative site included. Figure 2 shows the main options
6 considered. The Development Framework has taken into account the appraisal process, the allocations and site requirements in the consolidated Local Plan, Council policies and the approved Planning Brief for the existing Auction Mart. Comments received during the consultation stage have been taken into account wherever possible.
7 8 Community consultation and involvement
2.16 During the process of identifying and planning the expansion area and the regeneration of the village the local community have been involved through consultations, workshops and meetings.
2.17 Community consultation has been carried out to ensure the framework reflects, as much as practicable, community aspiration. A consultation draft of the Development Framework was published in November 2009, with accompanying feedback forms. This was publicised through the Scottish Borders Council website and through community engagement events that took place in December 2009 in Newtown St Boswells.
2.18 The community engagement event was open to all, and through the consultation process people were asked to ‘vote’ for their preferred location of the various land use options throughout the village and to provide any comments. A summary of the key outcomes from the community consultation is included as Appendix 4. Some of the main concerns raised during the consultation are:
. Access to, and parking within, the village centre . Central location of civic park and school provision . Requirement to include further development sites in the village in the Development Framework
2.19 The Council commissioned Bain Swan Architects in June 2010 to progress an initial draft plan and vision for the village centre. The brief focused on key development considerations including connectivity; sense of arrival and the village centre itself. The preliminary plans were presented to stakeholders including the key landowners/developers, Council elected members and the Community Council over the period of October 2010 and January 2011. At the request of the Community Council, an informal pre-consultation stage was agreed from mid January to the end of February 2011 with summary information and draft plans provided on the Council’s website and the Community Council notice board.
2.20 There have also been a number of meetings, between Eildon and Newtown St Boswells Community Council Sub Group and Council officers, and progress reports since 2009.
2.21 For the major expansion areas to the south and west, the developers have had separate consultation with the community in the process of developing their outline Masterplan.
9 3 DEVELOPMENT FRAMEWORK
Vision, main aims and key objectives
3.1 It is important that the future development of Newtown St Boswells is carried forward in a sensitive and creative manner. The proposed development will ultimately lead to a substantially increased village population, and should bring benefits to the entire village. The Framework is consequently required to provide the wider perspective necessary to successfully integrate the southern and western expansion of the village and the redevelopment of the mart site against the wider strategic context of the village and the future needs generated by the community expansion (Figure 3 shows the broad context for the Development Framework, and Appendix 5 the existing and planned village characteristics).
3.2 Therefore, the Vision and main aims for the framework are
‘to develop Newtown St Boswells for the benefit of the community as a whole by regenerating the existing village centre, creating improved community, business and recreation facilities, providing attractive places in which to live and work, and creating a real sense of place’.
3.3 The 5 key objectives of the Development Framework are to:
. Establish a ‘joined-up’ vision hinged on the village centre for achieving the future development and regeneration of Newtown St Boswells . Provide an appraisal of village-wide facilities and future requirements generated by the settlement expansion . Consider how new and improved services and facilities can best be accommodated . Set the strategic context for individual development sites and how they can most usefully contribute to a regenerated village . Provide guidance to developers to resolve any conflicting demands and ultimately provide certainty and clarity on development contribution requirements
3.4 The development vision includes successful delivery and sustainable development of the expansion of residential and employment development in Newtown St Boswells as set out in the Local Plan and a successful regeneration of the village centre. Successful regeneration of the village centre includes appropriate use of a number of sites located close to the village centre. The main objectives to achieve a successful development are set out in the Key Objectives.
10 Village regeneration
3.5 One of the major drivers behind the strategic decision to locate housing growth around Newtown St Boswells is the opportunity this provides to support the wider regeneration of the village. The main benefits from regeneration of the village centre would be improvement of the visual impression of the centre, increased footfall to support local businesses, improved local services and the creation of a focus for the daily life and meetings in the community.
3.6 Alongside the indirect socio-economic benefits of the proposed new housing development (population growth, local spend, local employment during construction and added vibrancy to the village heart), there is a need to identify opportunities for added enhancements to the village centre as a focus for further future investment. Existing services and facilities require to be retained within the village centre including health centre services and the food store currently operated by the Cooperative.
3.7 With the proposal to relocate the Auction Mart in the future, there is a potential to review the space within the village centre and surrounding area and rationalise the public realm to create a civic core where pedestrians can comfortably congregate and village events can take place.
3.8 Sustained growth and regeneration within the village should not ignore the role that the intact core of historic buildings around Melbourne Place and Tweedside Road could play in the attractiveness and desirability of Newtown St Boswells as a place to live.
3.9 In addition to the original built fabric of the village centre, the settlement expansion will
11 potentially bring new building development into the village centre through provision of additional community facilities. All new buildings in and around the village centre have a civic role to play within the townscape and the quality and relationship of these buildings to their context is vital to further enhancing the quality and competitiveness of the village centre.
3.10 To promote the achievement of high quality townscape enhancements discussed above the Council commissioned an independent study by Bain, Swan Architects to establish a design vision for the area. The study (in Appendix 2 ) sets out a vision for a thriving village centre, the aim being to achieve an improved urban form in the village centre with a more satisfying public realm which can contribute an identity and sense of place appropriate in the context of the enlarged settlement. This involves the crafting of the public realm, of the streets, lanes, squares and greens which can give expression and a sense of belonging to the community, so that an enlarged Newtown can hold its own with other comparable Border towns and villages.
3.11 In order for the services and facilities in the village centre to thrive as a consequence of the proposed southern and western expansion, good connections to the village are essential. Physically and psychologically the proposed expansion areas are firmly separated from the village core by an area of industrial land and the Bowden Burn corridor with significant level differences to overcome. The disconnectedness is particularly challenging and new connections for vehicular, pedestrian and cycle traffic to encourage residents to use the village centre need to be maximised.
3.12 The urban design vision has been developed to meet the placemaking principles and to assist the phasing of development whilst ensuring the continuity of service provision. This particularly applies to the health centre and the Co-op, both of which would enhance the viability of the proposed centre in their proposed location. The main proposals arising from the study are shown in Figures 4 and 5 and are:-
Main street improvements- the proposal is to turn the road into a street and reclaim it for the village creating a sense of arrival. It will continue to be accessible by vehicles but with a clear sense of priority given to pedestrians. It will be designed to provide a clear sense of place leaving no doubt that here is the main street of the village, with a clear identifiable sense of arrival and departure. The proposed improvements include traffic calming, repaving, tree planting, introduction of short term parking and an additional public space at the foot of Old Station Court where further frontage can provide new enclosure and create a double-sided street.
New connections to the south and west expansion areas- the proposal is to create the maximum number of linkages to promote the use of the village centre. This will include new pedestrian/cycle link to Whitelee Road, a pedestrian/cycle route along the southern boundary of the new Cooks van hire site and new vehicle/pedestrian/cycle link over the old railway bridge. Other opportunities relate to the provision of new parking opportunities for the village centre and additional pedestrian steps opposite Old Station Court
Genesis of a new village centre- there are opportunities to provide new and enhanced uses for the key existing buildings in combination with new and meaningful public realm space to create a new centre for the village with a natural continuity from
12 A new civic square- a new Co-op building would have a axial geometrical relationship with the facing octagonal category B listed Mart building, suggesting a new public square, to act as an important new civic space for the village. New housing frontage enclosing its north side would contain the view up Old Station Court, itself transformed into a double sided street
A new street at Old Station Court- making Old Station Yard double sided would convert it into a meaningful street connecting the improved main village street at Melbourne Place with the Square. Where the row meets Melbourne Place there is the opportunity for a well designed frontage to replace some of the closure lost with the passing of the railway buildings. Like Melbourne Place, this frontage could be provided with a broad apron to provide additional space for street side activity
A pivotal role for the mart building- The centralised octagonal form of the category B listed Mart building is ideally placed to close the vista from another street, this one leading northwards to a secondary access to the main street. This is formed by extending Waverley Place eastwards so providing a vehicular route which directs traffic away from the village centre. Used in this way a revitalised Mart building with an appropriate public function would play a pivotal role in this new townscape
Extending the building line from Melbourne Place- enormous continuity can be brought to the new part of the village on the Mart site by the simple expedient of carrying the new housing frontages round eastwards so they provide a clear distinction between the public street realm in front, and the private garden realm behind, retaining the lane at the rear for parking purposes
A new village green- shared by the old and new parts of the village, the space at once divides and unites the new with the old, and the east west orientation repeats that of the village deans. The placement within this organising space of the main public buildings – the Coop food store and the addition of the health centre enhances the “public” character of the place, making it a regular destination for the whole village. Critical to achieving the maximum permeability from the old village is concerned is establishing a pedestrian link to the Green from Tweedside. The green thus formed can be a multi purpose space which meets the open space requirements for the mart development and the village, but in a more meaningful urban form than if open space were disposed arbitrarily throughout the mart development. The scale of the space can accommodate higher density and taller buildings more appropriate to its central position in the village. Large areas of car parking in the village centre, especially if they are dedicated to individual buildings should be resisted since these would dominate the public realm, diminishing its sense of place. Parking requirements should be met by a dispersed arrangement maximising lengths of on street parking broken up by planting and street trees
13 Mart development design issues- the interface between the Mart development and the old village to craft a new centre is critical, and should enhance the marketing potential of the new development ensuring it belongs to the village and appears as an authentic “piece of village” rather than a suburban enclave.
Figure 4: Proposals for village centre regeneration
14 Figure 5: Sketch proposals for village centre regeneration
3.13 The delivery of the revitalised village centre should take into account the urban design proposals set out within the Bain, Swan report. In addition, the redevelopment of the Auction Mart site has a significant contribution to make to the vision for the area. The developers of the south and western expansion areas (and other development proposals in the village) are also required to contribute towards the process of regeneration and connectivity. Equally, the Council has a significant role to play in the enhancement of the public realm. To achieve this it will:
. Establish a ‘common fund’, derived from development contributions and Scottish Borders Council capital programme, for townscape enhancements works with potential application of the fund to include: o Quality and finish of future new build components of village centre
15 o Enhancement/remediation works to existing built fabric of village centre o Public realm works enhancing the setting of key community buildings/facilities o Enhancing connectivity through the village
. Other initiatives to support the village centre regeneration could include: o Grant Schemes, such as the Shop Front Grant Scheme, providing support to encourage the refurbishment/letting of units to potential new businesses generated by the expanded population o business support via the Business Gateway o business funding o retail advisory support o tourism support and development
3.14 Details of the regeneration of the village centre will be determined during the process of development of the residential/mixed use sites in the village and is dependent on progress of development of the expansion as well as the relocation of the existing Auction Mart and development of other sites within the village.
3.15 Market forces comprise a significant influence over the development of housing, employment and mixed use sites. Demand for these sites will underpin both the phasing and rate of development. The land allocated in the adopted Local Plan is owned by a number of different landowners although the Southern and Western Expansion areas are within single, but separate land ownerships. There are also a number of private landowners in the village centre and on smaller allocations. The Council is in control of some of the land referred to in the Development Framework. This will also influence the delivery of infrastructures and village centre regeneration necessary to support the balanced and sustainable expansion of the settlement.
3.16 The level and timing of public sector funding will also be important as it also impacts on the timing of the delivery important elements of the town centre such as the proposed health centre. The Council will contribute to the regeneration but requires access to further funding streams provided by development contributions and other funding possibilities.
3.17 Details of the development of the expansion area will be determined in masterplans as part of the planning application process for each phase.
16 4 GENERAL DEVELOPMENT REQUIREMENTS
Key development areas
4.1 There are a number of sites within Newtown St Boswells that would positively contribute to the regeneration of the village by being redeveloped for an appropriate village centre use.
4.2 The strengths, weaknesses, opportunities and threats (SWOT) are analysed in Appendix 6. In addition, the framework also considers the factors that need to be taken into account when taking forward development across the following topic areas:-
. Housing and design . Open space . Education . Community facilities . Employment infrastructure . IT infrastructure . Transport . Landscape and natural heritage
Housing and design
4.3 The Council expects high quality design in all housing developments in the Scottish Borders and in January 2010 launched its Placemaking and Design SPG to guide developers towards well designed developments that fit in the Scottish Borders context. Any development proposals put forward to the Council need to clearly demonstrate how they meet the design guidance outlined in the SPG and consider the impact of the site on the wider area in terms of views and landscape, the local area in terms of built character, sustainable development and layout, but also the design of individual buildings in terms of energy efficiency, materials, colours and details.
Affordable housing
4.4 The expansion of Newtown St Boswells will bring significant additional population requiring a range of mixed-tenure housing. This includes the delivery of appropriate forms of affordable housing in optimal locations and in line with Council policy. In accordance with Structure Plan policy ‘H9 Affordable and Special Needs Housing’ and Local Plan policy ‘H1 Affordable Housing’, sites identified for housing within Newtown St Boswells are required to provide affordable housing. The SPG on affordable housing sets out the level of requirement for each housing market area, the requirement for Central Borders including Newtown St Boswells is 25% of any development site. The SPG also specifies that affordable housing should not be distinguishable from other dwellings in terms of design or location. One of the aims in delivering affordable housing, regardless of where or how it is delivered, will be to promote social inclusion and integration.
4.5 There are a variety of mechanisms for the delivery of affordable housing policy requirements. The specific nature and timing of affordable housing provision will require to be negotiated and mutually agreed between the developer, Council and other
17 relevant partners via the planning application process. The outcomes from this process will be reflected in associated legal agreements. Traditionally, social rented housing has been the Council's preferred affordable housing tenure. However, a variety of affordable housing delivery options, as itemised in the relevant SPG are, not only desired, but may indeed be necessary to fulfil policy requirements and satisfy relevant demand.
4.6 Specific affordable housing delivery mechanisms are set out in the Council’s SPG on Affordable Housing and can include:
Social rented housing Shared ownership Shared equity Subsidised low cost home ownership Unsubsidised low cost home ownership Mid market rental Private below market rent Affordable serviced plots
4.7 The Council’s Housing Strategy Team anticipates that the requirements for the expansion of Newtown St Boswells will be met through a combination of mechanisms. It is thought unlikely that sufficient Housing Association Grant (HAG) funding will be available to deliver all of the affordable housing within the Council’s affordable housing programme nor would Registered Social Landlords (RSLs) necessarily wish to dedicate disproportionately high levels of resource allocation to one Scottish Borders settlement. A possibility to phase the development over a longer time period would be for RSLs to landbank the land that is not feasible to develop in tandem with the mainstream housing. This would safeguard land to meet future housing need locally.
4.8 Affordable housing proposals should be presented to Scottish Borders Council in a way that clearly demonstrates the full commitment of all parties.
4.9 Appendix 7 includes information on existing housing tenures in Newtown St Boswells and shows that the proportion of properties already provided by RSLs in the village.
4.10 In summary, the housing and design requirements should meet the following criteria:
. housing developments should meet site requirements set out in the Local Plan . housing developments must achieve high quality design standards and demonstrate that the design process set out in the Placemaking & Design SPG has been followed . affordable housing should be provided in line with Council policy and guidance . design and location of the affordable housing should not be distinguishable from mainstream housing
4.11 The most appropriate means of providing affordable housing in Newtown St Boswells will be dictated by a range of factors, as and when new development comes forward. It is essential that affordable housing provision is reflective of identified housing need, complies with Council policy and is capable of delivery, taking into account the phasing of new market housing delivery programmes.
18 Sustainability
4.12 The strategic expansion of Newtown St Boswells represents a real opportunity to encourage energy efficient development and renewable energy provision. The development of the housing sites in Newtown St Boswells and the employment site at Tweed Horizons should incorporate sustainable development in terms of design of buildings, construction, materials and infrastructure to achieve a socially and environmentally sustainable community.
4.13 There should be concerted effort to deliver district heating based on renewable energy sources. Different sources of renewable energy, or a combination of sources such as wood or waste, should be considered by developers. In the future there may be opportunities to connect to local district heating system run from Charlesfield.
4.14 Developments need to include strong and meaningful pedestrian and cycle links between different areas to encourage walking and cycling. This would also help connect the new developments with the existing village and its surroundings, and also increase the use of improved local services and community facilities. Connectivity between the village centre and the new major development areas will be particularly important.
4.15 The objectives for the developments are to:
. Achieve ‘Eco-Homes’ rating of ‘excellent’ . Encourage district heating based on renewable energy resources . Reduce carbon emissions and achieve energy conservation in line with national and local policy . Encourage sustainable transport based on cycling and walking and discourage short car journeys
4.16 Appendices 8 and 9 set out more details on how the developments can achieve the sustainability objectives relating to ‘Eco-Homes’ rating, and national and local sustainability policies.
19 Open space
4.18 Good quality, accessible public open space is integral to healthy, vibrant communities. The Council have produced an SPG on Greenspace which seeks to provide clear parameters for open space provision in new development. A further site-specific study, based on the SPG policy, has assessed the potential Green Space, Sports and Recreation requirements of Newtown St Boswells. This highlights that the village is served by a limited range of public open space, and identifies existing deficits in provision of allotments and community gardens, amenity green space, children and young people’s facilities, outdoor sports facilities, parks and gardens and natural greenspace within the village.
4.19 With the projected growth of the village there is an opportunity to provide greater open space provision. There is a need for appropriate open space provision within the expansion areas to serve both new residents and the wider community. The expansion of the village will result in requirements for new open space and play areas.
4.20 The historic buildings along Tweedside Road and Melbourne Place create an attractive backdrop to village life. However this is compromised by the dominance of vehicular carriageway, the severance caused by the ground levels around the Coop car park and the access to the auction mart. With the latter relocated, there would be an opportunity to review the space within the village centre and surrounding area and rationalise the public realm to create an improved civic core space where pedestrians can comfortably congregate and village events can take place. There are also opportunities to link directly to the southern expansion and into any potential development of the Baxter Johnson site, with pedestrian access to the higher level integrated into the village centre. The possibilities to expand the civic space should be considered if the existing health centre is relocated into the redevelopment of the existing Auction Mart and a potential remodelling of the Coop store and the car park to move further north to the existing long stay car park. The Bain, Swan study (Appendix 2) covers this issue in more detail.
4.21 The Greenspace study, which is a part of the Greenspace Strategy, recommends that, in the provision of park and garden space within the village expansion, ‘it will be better to consolidate the required provision on one or at most two sites, located where they will be accessible to as many people as possible’. This creates an opportunity to consolidate the open space provision through the provision of a central civic park. The benefits to the whole community of this approach are clear: a primary civic open space for all, of a meaningful size and scale, will form an invaluable community resource for recreation and events. A central location of the civic park would also encourage placemaking and improve the character of the village.
4.22 Appraisals of potential sites were undertaken for the draft Development Framework. See Appendix 3 for appraisal of potential sites for community park provision. The southern expansion area has been identified as the preferred area for development of a community park (See Development vision Context, Figure 3).
4.23 There were initially two options that emerged as the preferred sites for a new civic park, option 1: Site 1, south of the village centre in the southern expansion area or option 2: Site 2, to the west in the western expansion area. In planning terms, the southern expansion presents a more centrally accessible site that offers potential addition to the
20 existing settlement core, as an opportunity to reinforce the quality and range of activities on offer within the village centre.
4.24 The requirements for open space are as follows:
. To maximise civic space within the village centre it is required to: o Consider remodelling of the space associated with the Coop and the car park o Establish a civic square and civic space incorporating existing frontages and the new frontages created by the redevelopment of the existing Auction Mart. Integral to this would be: . A review of traffic management within the village centre . Reconfiguration of levels around the Coop car park . Environmental improvements to Melbourne Place . Incorporation of the B listed mart building
. Create a central public green space that will serve the village as a civic park. The preferred area identified is in the southern expansion area o A central public green space needs to be: . Appropriately sited with good access and central location . Deliverable: cost effective and not excessively constrained by land title/existing planning consents. . On a relatively flat site unconstrained by landform/landcover to accommodate appropriate passive/active recreation opportunities . On a site that can accommodate an appropriate scale of open space to provide the civic park function(s)
. Development contributions should be in line with the Council’s SPG on Green Space.
21 Education
4.25 Education is currently provided within a 5 class, 125 pupil, primary school adjacent to George V Playing Fields, to which the school has access. With the development of all the sites identified in the Development Plan for the village, there would be an estimated requirement for a 400 pupil (14 classroom) school with integrated nursery. The school would be planned to expand in line with the development but the main infrastructure elements would require to be agreed before development occurs.
4.26 In considering integration of community facilities, community sports provision could be integral to primary school accommodation, including both adults sports provision and other informal open spaces and play areas, although this would be in addition to primary school requirements.
4.27 The provision of future education requirements could be met in a number of ways, via a number of different sites. When determining future requirements consideration was given to two options:
. Two Campus option - maintaining the existing school and providing an additional school to support the expansion area (under shared headship) . Single Campus option - to support the whole settlement
4.28 Scottish Borders Council’s Education and Lifelong Learning (ELL) Department have considered Lifecycle Costs of both options. Having two school sites would increase revenue costs such as:
. staff costs, both educational and support . devolved school management budgets . building maintenance . facilities management costs - catering, cleaning, grounds maintenance, rates
4.29 Based on the above, it is ELL’s conclusion that the preferred option is for a single school to meet educational aspirations and better community integration.
4.30 In accordance with the School Premises Regulations the maximum site size for a school and playing fields is 2 hectares. A 14 class school with integrated nursery would require a minimum site area of 1.4 hectares however should the roll rise above this, 2 hectares would be required. Therefore, in order to “futureproof” the school it is required that a 2 hectare site is identified.
4.31 Although the preferred option in educational and planning terms is the Council Depot due to its central location and the potential to relocate the depot activity, the site is not currently likely to be available for a number of reasons. These include the cost of relocating the depot and ameliorating potentially contaminated land.
4.32 Therefore, the Council’s preferred alternative is to find a site for a new school in close proximity to the village centre within the southern expansion area. (See Figure 6 on appraisal of key facilities). The new school should be used both for education purposes and for community uses to achieve maximum benefit from the building. The access around the Council Depot would require improvement to create a safe and suitable
22 access to the school and the southern expansion area. The provision of the new school should link with the phasing of housing development, and should provide improved access arrangements from the Bowden Road to the west.
4.33 In terms of secondary schools, Newtown St Boswells is currently included in the catchment area for Earlston High School. A development contribution may be required for an extension of the school in addition to the contribution for the new built school. This requirement is dependant on the phasing of the residential development.
4.34 The education provision requirements are as follows:
. Development contributions from developers in Newtown St Boswells would be required regardless of what site is selected to expand or provide a new school. . The siting and design of a school facility needs to: o Encourage walking via safer routes to school and cycling to school, reducing impact of car trips o Provide sufficient ‘School of the Future’ accommodation in good time to support the proposed development o Include an appropriate size of site to serve the anticipated number of pupils in the catchment o Provide flexibility to cope with future changes in school provision or school size o Promote integrated working and opportunity for integration of community facilities accessible to all o Include suitable external play areas located to optimise community participation and use o Take into account any catchment review if necessary as part of a longer term strategy to manage resources effectively o Development contribution to secondary school is required
23 Community facilities
4.35 The village of Newtown St Boswells is currently served by community facilities centred on the Community Centre and Community Wing. The community is served by the health centre, post office incorporated in the Council HQ building, Cooperative store, two banks and a small range of independent shops and services. Borders College has a facility to the south of the village and the Milestone garden centre provides a facility for both the community and visitors. The Auction Mart provides a service to the wider farming community and has livestock auctions twice a week. A number of employment areas are located within the village, and the Tweed Horizons Business Centre lies to the south east. Playing fields, a play area and the bowling club are located in close proximity to the primary school and community centre in the north western part of the village. In addition, there a number of paths and cycle routes around the village, with links to St Boswells and Melrose. See Figure 6 for existing services and facilities.
4.36 The expansion of Newtown St Boswells will add pressure onto existing services in the village. The incorporation of a new health centre, with opportunities for integrated facilities, seeks to address some of this additional pressure. There is an opportunity to reinforce the provision of community facilities (such as arts and cultural services, sport, health and physical education services and community learning and development), as demand for local services will increase with the added population. A new health centre presents an opportunity to integrate other community services such as social care, family support and perhaps other facilities such as community library services. Integrating a number of facilities in this way presents an efficient method of delivering a broad range of community services.
24 4.37 The existing planning brief for the Auction Mart site sets out a requirement to provide an expanded health centre on the site. As part of the Development Framework, this provision can be reviewed in the wider context of the village if the redevelopment of the auction mart is delayed. Although the auction mart is the preferred option for the expanded health centre other sites in the village centre might need to be assessed.
4.38 If other sites were to be assessed the health centre should:
. Be accessible to all: centrally located adjacent to other community facilities . Be deliverable: demonstrate cost effectiveness and efficient use of land . Have site capacity to deliver integrated health and social care facilities . Create opportunities for additional benefit to village centre regeneration (e.g. reuse of derelict building, acting as a catalyst for other development)
4.39 During the consultative stage three sites were assessed and the draft framework concluded that the auction mart was the preferred option, with the Baxter Johnston site and Langland Mill as other possibilities. As there is now a pending planning application on the Baxter Johnston site a wider search or further assessment of the Langland Mill site may be necessary if the Auction Mart proposal is not deliverable in the appropriate timeframe.
4.40 Scottish Borders Council should further consider the wider service delivery within Newtown St Boswells. This will require co-ordination of services with the NHS and other community bodies. Consultation will be required with community service providers to determine their requirements.
4.41 The existing auction mart remains the preferred option for location of a new health centre.
4.42 There are currently a number of sites where future land use is under discussion or unknown (see Figure 3). These sites can be considered for community service provision if a requirement was established.
25 Employment infrastructure
4.43 The strategic expansion of Newtown St Boswells includes additional employment land provision on the site adjacent to Tweed Horizons. The site is allocated in the adopted Local Plan. Alongside this there are redevelopment opportunities at the auction mart (MNEWT001) which has potential for mixed uses such as a community health centre, in line with the approved Planning Brief. Other potential additional business and retail opportunities for the village are available on redevelopment sites.
4.44 Currently, there are some businesses located in the village centre that have a large impact on the character of the village, including the council headquarters, the auction mart, Cook’s van hire, the Co-op supermarket and the council depot. Any opportunities to improve the situation, particularly in relation to the council depot should be investigated. This would allow the achievement of wider village regeneration aspirations.
4.45 The new employment land opportunities will add to the employment areas already present to serve the village.
4.46 A planning brief will be required for the high amenity employment land (Class 4 of the Use Class Order) identified in the Local Plan at Tweed Horizons. A planning application for employment uses on part of the allocated site was submitted in 2010.
4.47 The redevelopment of the auction mart area has the potential to create expanded or new units for retail and business space. The redevelopment potential of the village could bring improvements to business opportunities and improve urban quality. The expansion of the village will bring improvements to businesses in terms of increased population and increased footfall. Improvements to road layout and pedestrian and cycle access in and to the village centre will further improve the situation for existing businesses. One other factor that is important for the development of the village, in particular to business development and the opportunity for home working, is the availability of high quality IT infrastructure (see following section).
4.48 Therefore, to achieve successful creation of business and retail opportunities it is required: . To take forward the provision of employment land at Tweed Horizons as part of village framework and for a masterplan/planning brief to be produced . For the Council to review the requirement of the Council depot . To consider identified redevelopment opportunities in context of future employment provision . To consider including provision of business (e.g. NHS) and retail units as part of redevelopment of the auction mart site . To consider traffic management issues related to businesses within the village centre. . To consider creation of safe pedestrian and cycle links to the village centre . To seek to retain and support existing businesses.
26 IT infrastructure
4.49 Alongside the technical infrastructure requirements of the settlement expansion, the growth of Newtown St Boswells will bring new residents, industries and visitors to the village. The creation of a competitive and well-connected place is vital to the success of the expanded settlement in the regeneration of Newtown St Boswells. Given the long timescale that will be required in delivering the strategic expansion and regeneration of the settlement, there is a real need to consider the optimum mechanisms for delivering high quality IT infrastructure to the communities of today and tomorrow.
4.50 The Borders Railway will open up the catchment of the local population to work opportunities, and will enhance the attractiveness of the Central Borders for commuters from Edinburgh. The potential for future residents in Newtown St Boswells to commute to Edinburgh also brings enhanced needs for home-working capabilities, an increasingly popular mode of working.
4.51 Scottish Borders Council, in partnership with Dumfries & Galloway Council and Cable & Wireless, with funding from the Scottish Government have invested £29million to 2013 creating an IT network throughout the Borders, based on a combination of fibre-optic and radio connectivity. This has created enabling infrastructure upon which future development throughout the Borders can now build, providing enhanced access to high-speed, multimedia (i.e. internet, telephone and television) IT infrastructure.
4.52 In order to maximise the regeneration benefits of the strategic expansion for the existing community and to create a truly sustainable place of the future, the expansion of Newtown St Boswells must seek to create a competitive, desirable place to live. Integral to this is optimum access to information technology services for local residents, business and visitors.
4.53 There are specific requirements for delivering high quality IT infrastructure:
. Fibre-optic connectivity o All new development should integrate the provision of fibre-optic infrastructure, which would offer combined television, phone and internet service provision to every new-build home and business premise in the village. This would enhance the attractiveness of Newtown St Boswells as a place to live and work, opening up access to high-speed internet. The new infrastructure could be taken off the existing fibre connection that serves the council headquarters. This could be delivered either via BT or a local infrastructure provider such as Cable & Wireless, who deliver the backbone commercial infrastructure. A local provider will be needed to deliver domestic or small-scale business infrastructure from the Cable & Wireless network. The physical infrastructure can be installed in tandem with other services (gas, water and electricity).
. WiFi for the whole village o By establishing Newtown St Boswells as a ‘WiFi settlement’, all residents and visitors would have access to free, available-anywhere internet connectivity. This would be a promotional opportunity for the settlement and new development sites, building on the success of the
27 . Enhanced mobile network o As part of the strategic settlement expansion and establishment of Newtown St Boswells as a ‘technology town’, mobile companies should actively be encouraged to increase the level of the mobile network to include 3G capabilities. Engagement with mobile companies to ascertain potential of increased capabilities for Newtown is required.
28 Transport (transport, access, roads and paths)
4.54 The expansion of Newtown St Boswells represents a significant addition to the built fabric of the village. In order to fully integrate with the existing village, these additions need to link into the existing pedestrian/vehicular routes within the village. Furthermore, in order to fully benefit the existing facilities within the village centre, and to reinforce the principle of regeneration that underlies the proposed expansion, ease of access to the village heart is vital to sustained growth and local economic benefit.
4.55 Ease of access for pedestrians and cyclists to the village centre is essential to retain activity and business for local shops and facilities. Direct connectivity between the centre and the auction mart site and Tweed Horizons and also between the centre and the southern expansion is therefore vital. There is a requirement for high quality, direct pedestrian and cycling routes that link these areas to the village centre and the wider pedestrian network. Good access links to the Waverley Line should be provided to support sustainable forms of travel for commuters. The crossing with the A68 to link the existing village with Tweed Horizons needs to be carefully considered and provide a safe solution for pedestrians and cyclists. From the south, to fully integrate the expansion area with the village and capture local spend, there is a need for direct vehicular access and appropriately sited parking facilities serving the village centre from the south. Any development of the Roads Depot site and the Baxter Johnson site presents an opportunity to further enhance pedestrian linkage and potential to incorporate use of car parking facilities currently used by Council staff, especially during the evenings and weekends.
4.56 The environmental quality of the links and their environs is central to the successful regeneration of the village. The wider links to the western expansion areas and the Melrose Road site presents an opportunity for environmental enhancements. The potential influence of future expansion on the village centre is illustrated below in Figure 7.
29 4.57 Furthermore, there is potentially the critical mass required to achieve additional community facilities that will be generated within the expanded settlement which can, and should, help to reinforce the village centre. This has the potential to bring additional footfall, and additional spend in local shops. Managing the additional vehicular traffic associated with this will also be important. The Development Framework represents an opportunity to both capitalise on the added benefit to existing village centre facilities and to manage any potential conflicts in movement between the various facilities.
4.58 The key points of access therefore are identified under two categories (as marked a-m) on Figure 8 - Development Framework Access Option, below);
. Access from A68 (shown in yellow)
a. Access from A68: South (proposed and existing) b. Access from A68: North (existing) c. Access from A68: Southern expansion area (proposed)
4.59 The Local Plan set out the requirement for a roundabout on the A68 to connect to the southern expansion area. Details and phasing of the development of this access should be determined in discussion with the developer and Transport Scotland.
30 . Vehicular/Cycle/Pedestrian Access to the Village Centre and Local Facilities from Expansion Sites
o Pedestrian/Cycle/Vehicular Link from Southern Expansion:
d. Proposed pedestrian/cycle/vehicular link along line of former rail bridge (including alternative access from A68) e. Proposed pedestrian/cycle/vehicular link to Elders Yard and the access from the A68 from the southern expansion area. f. Proposed pedestrian/cycle link through the former Baxter Johnston site to the village centre. g. Proposed cycle/pedestrian link to the south.
4.60 A high quality, direct vehicular and pedestrian link along route ‘d’ (the former rail bridge) is critical to the successful integration of the southern expansion area with the existing community. The environmental quality and ease of access along this route will be fundamental to ensuring social and economic integration between new and established development and the creation of a regenerated and vibrant community. It should be noted that the former railway line is protected by Structure Plan policy I3 and Local Plan policy Inf1 for potential future reinstatement of the railway. This must be taken into account and connection ‘d’ is only possible if the potential use of the former railway line can be safeguarded. The route to Elders Yard (route e), as an addition to the north- south link along the former rail bridge (route d), would further enhance the accessibility of the whole community. Route ‘e’ would also contribute to lifting an existing access constraint on the Elders Yard site and open up the area for development. Route ‘f’
31 provides an opportunity to link directly to the southern expansion through any potential development of the Baxter Johnson site.
o Pedestrian/Vehicular Link from Western Expansion:
h. Pedestrian/cycle/vehicular link to Sergeants Park (proposed) i. Pedestrian/cycle/vehicular link to Bowden Road (existing) j. Pedestrian/cycle link to the southern expansion area (proposed)
4.61 In the west, the transition from the existing neighbourhood around Sergeants Park/Bowden Road to the new expansion areas needs to be considered. The provision of high quality, direct vehicular, cycle and pedestrian linkage from the western expansion to the village centre is integral to this and the environmental quality and ease of movement along these link routes is fundamental to successful integration of the new development with the existing village. Link ‘j’ will provide a link between the two expansion areas.
o Pedestrian/Cycle/Vehicular Link from Auction Mart
k. Pedestrian/cycle/vehicular link from Auction Mart to Langlands Place (proposed) l. Pedestrian/cycle/vehicular link from Auction Mart to Old Station Court (proposed) m. Pedestrian/cycle link from Melrose Road site to school site (proposed)
4.62 The location of the Auction Mart adjacent to/within the village centre creates a direct relationship between this new mixed use development and the existing village core. This relationship needs to be fully exploited as part of creating an attractive, coherent civic heart to the village: key routes and frontages within the Auction Mart development must relate positively to the village centre facilities.
Wider links to local path network
4.63 Newtown St Boswells has a very limited path network which is not actively promoted and managed. Existing promoted routes which pass through the village are Borders Abbeys Way and St Cuthbert’s Way. These are medium distance routes which link a variety of settlements and areas. The remaining existing path network around the village, which is currently used by the population, is largely informal un-surfaced pathways and claimed rights of way. There is a shortage of paths which can be used by the public with confidence, path networks are fragmented, most paths are unsigned and there is little information about where people can go, urban roads have become busy and less safe to use and there are limited or non-existent opportunities for cycling or horse-riding off-road.
Access and link requirements
4.64 The proposed increase in village expansion and population growth will result in increased pressure on the existing path network through increased pedestrian, cycling and equestrian traffic. Newtown St Boswells is well placed to take advantage of the surrounding countryside and potential linkages to neighbouring settlements. Therefore
32 the existing path network should be expanded, upgraded, linked to further settlements and areas of interest and managed accordingly to the use expected of it.
4.65 Creation of an extensive path network will benefit the village population through increased enjoyment of the outdoors, supporting a healthier lifestyle, increasing attractiveness of the village to visitors, creating better links to adjacent communities and increasing the quality of life for the village.
4.66 It is a requirement that the links to the village are incorporated in the developers plans to develop the southern and western expansion areas and to links within those areas, the Melrose Road site and the redevelopment of the Auction Mart. Improvements to links outwith development sites would also require development contributions from developers.
4.67 To maximise links to the village centre it is required to:
. Create/enhance network of pedestrian and cycling links in and around the village, connecting with the wider access network . Create high quality pedestrian and cycling and vehicular route from the southern expansion area to the village centre . Create pedestrian route from the Auction Mart site (via proposed village green) as part of street network to existing village centre . Create environmental enhancements to Bowden Road between village centre and western expansion . Create environmental enhancements to Station Road between Melrose Road and village centre
4.68 To improve the local path network it will be required to:
. Identify level of development contribution funding to enhance and expand the existing path network for all types of users. . Create, expand and enhance pedestrian, cycling and equestrian access links to the village and connect with satellite villages / industrial areas (e.g. Bowden, Eildon, St.Boswells, Charlesfield Industrial Estate and Tweed Horizons) and places of interest (e.g. Eildon Hills, River Tweed, Leaderfoot Viaduct, Scott’s View, etc) . Create, expand and enhance the path network and complement with appropriate environmental and landscape improvements in keeping with the existing natural environment (e.g. accounting for Local Biodiversity Action Plan and Woodland Strategy).
4.69 Details on the level of contribution will be determined after development contributions negotiations and decision on which routes to improve will be determined after consultation with the local community.
33 Natural heritage and landscape
Natural heritage
4.70 The setting of Newtown St Boswells is unique in that the settlement is located close to an Area of Great Landscape Value (AGLV) and NSA (see Figure 9 for map of designations). The village is located to the south east of the Eildon Hills and benefits from views over the hills and the open countryside.
4.71 The main habitat interest is the internationally and nationally important designated sites River Tweed Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI), the Borders Woods SAC and Newtown St Boswells Woods SSSI. There is also a regionally important biodiversity site (Bowden Glen Local Wildlife Site) that includes a semi-natural woodland and grassland interest. Improved pasture and arable fields cover a large part of the general area and there are areas of mixed broad-leaf/conifer woodland, long established wood pasture and parkland, scrub, field boundaries of hedgerows and trees, and local burns (Bowden Burn, Sprouston Burn, Holmes Burn). The habitat framework provides connectivity for species associated with the sites within the area for flora and fauna.
4.72 The main species interest includes European Protected species of bats, otters and great crested newt. Other protected species interest includes water vole, badger and breeding birds (farmland, woodland and riparian associated species). There are a number of records of very locally occurring higher plants in the general area.
34 4.73 Impacts on the natural heritage may arise through direct habitat loss, disturbance or displacement. This may impact on bat roost sites, commuting and foraging habitats, key habitats and connectivity for local badger clans, habitat loss and disturbance impacts on otter and water vole. Potential impacts include habitat disturbance/loss, disturbance to birds during the breeding season, potential sedimentation and pollution into non- designated tributaries (Bowden Burn and Sprouston Burn) of nearby designated sites (River Tweed SAC/SSSI) and potential direct and indirect impacts on the Borders Woods SAC/Newtown St Boswells Woods SSSI. There are possible direct impacts on woodland and grassland interest within the Local Wildlife Site. These could all be wholly addressed through appropriate mitigation measures.
4.74 The requirements to achieve mitigation in relation to any potential impacts are as follows: . habitat features should be retained within the design of the development as far as possible, This may include the provision of buffer areas as appropriate
. opportunities to enhance the local Forest Habitat Network and potential to enhance the local grassland habitat network and field boundary (hedgerow) habitat network
. opportunities for some enhancement of the local wetland habitat network particularly for great crested newt
. as far as possible, connectivity should be retained and enhanced within the design of the developments to protect and species interest including bats, badgers and breeding birds, by protecting breeding sites and resting places, enhancing foraging areas and commuting habitats
35 4.75 These recommendations should be considered within any development proposals submitted to the Council.
Landscape
4.76 The establishment of a landscape framework for the village that anchors it within its surroundings, particularly in the context of the Eildon and Leaderfoot NSA and the River Tweed SAC, would provide numerous benefits. As well as the enhancement to the local Forest Habitat Network, a comprehensive framework of enhanced natural green space – that builds on and protects the existing landscape assets – will provide a local recreation amenity for existing and new residents of the settlement.
4.77 The most sensitive areas of the expansion area have been identified in the western expansion area, which is included in the NSA and AGLV. Although the site boundary follows the field boundaries the landform should lead the design of the layout to locate the built masses in the lower, gently sloping areas (see Figure 10 – Landscape Framework). This would achieve development in areas with better microclimate and allow for more efficient landscaping and screening of the built development on the higher ground.
4.78 The landscape framework also includes links from the expansion areas to the existing village centre which would create green corridors using streets and paths as connectors. As mentioned previously, the southern expansion area includes the safeguarded railway and well connected open space should therefore be created on areas outside the safeguarded railway line, although open space can be included around the former railway line in the interim.
36 37 Conclusions
4.79 The strategic expansion of Newtown St Boswells will bring significant investment to the village in terms of additional housing, infrastructure, business and community facilities. In order to capture the full potential in regeneration benefits for the existing community and to create a more sustainable community of the future, this investment should be considered across all development sites and all aspects of this Development Framework.
4.80 This document outlines the physical implications and recommendations of this expansion on the settlement. The numerous opportunities outlined form a basis for working towards a clear set of delivery mechanisms based on the continued engagement of developers and Scottish Borders Council.
38 References
Newtown St Boswells: Bain, Swan Architects Urban Design Study May 2011.
Newtown St Boswells, Village Expansion, Outline Masterplan, Buccleuch Property and Elphinstone Estates, July 2009.
Planning Brief for Auction Mart Site (existing) Newtown St Boswells, Scottish Borders Council, March 2007.
Auction Mart Outline Masterplan.
39 Appendix 1: Sites allocated for development
Melrose Road (ENT 4B - housing) 80 units The site to the north of the village is allocated within the Adopted Local Plan for 68 units within 4.4 ha. A subsequent planning application has been approved for 80 houses on the site Sergeants Park II (ENT 15B - 36 units housing) The site adjacent to the playing fields and primary school is allocated within the Adopted Local Plan and has a current planning application for 36 houses on 2 ha, which the Council is minded to consent. Hawkslee (ENT 14B - housing) 20 units The Adopted Local Plan allocated this site for development of 20 houses, consent for which was granted in February 2008. Construction has begun on these houses, however the development remains as yet incomplete. Southern and Western expansion 900 units (ANEWT 005 - housing) The 2009 Finalised Local Plan
40 Amendment allocates 58.8ha (900 units) and sets out site requirements related to the expansion area. There is an outline application for the area which was approved subject to conclusion of legal agreement in February 2010. Auction Mart site (MNEWT001 – 200 units mixed use) The Finalised Local Plan Amendment allocates 180 units on 8.9 ha, including appropriate buffers, open space, a village green and high density housing adjacent to the village core. The planning brief and subsequent outline planning application submitted by John Swan & Sons Plc also includes land safeguarded for the provision of a relocated health centre alongside additional retail provision. The outline planning application for 200 units and associated facilities was deemed ‘minded to grant’, however the development awaits resolution of S75/S69 agreements. (See Figure 3 for Approved Layout from application 07/00547/OUT) Langland Mills (zRO23 – -
41 redevelopment) The Adopted Local Plan allocated the Langland Mills for redevelopment. The former mill buildings are currently partly used for employment purposes. The allocation would allow for a wide range of uses including housing, employment, retail, mixed uses including community facilities and open space. Oil Depot (zRO21 – redevelopment) - The Adopted Local Plan allocated the current oil depot for redevelopment. As with the Langland Mill site the allocation open the site for a wide range of uses including housing, employment, retail, mixed uses including community facilities and open space. Tweed Horizons expansion - (BNEWT001 – employment) The Local Plan Amendment sets out development requirements for the site which is allocated for high amenity employment use. The site is requiring a planning brief/masterplan to address sensitivities related to the site. Total additional housing: 1236 units
42 Appendix 2: Bain, Swan Architects: Urban Design Study
43 NEWTOWN ST BOSWELLS VILLAGE CENTRE REGENERATION: URBAN DESIGN STUDY
Allan Swan Bain, Swan Architects, Eyemouth TD14 5HY May 2011
44 NEWTOWN ST BOSWELLS VILLAGE CENTRE REGENERATION URBAN DESIGN STUDY
1.00 INTRODUCTION 01 A three dimensional urban design vision 02 Area of study 03 Terms of reference
2.00 ANALYSIS OF 150 YEARS OF VILLAGE DEVELOPMENT 01 Aerial photograph 02 Village Ordnance Survey plan 1861 03 Village Ordnance Survey plan 1921 04 Village Ordnance Survey plan 1963 05 Current Village Plan
3.00 THE EXISTING VILLAGE FABRIC 01 Tweedside Road 02 Melbourne Place 03 The main street 04 Cooks Van Hire 05 The War Memorial 06 The ramp from Melbourne Place 07 Village centre commercial premises 08 The Mart octagonal building 09 The car park group of buildings 10 The industrial units 11 The Co-op food store 12 The Surgery and future Health Centre 13 Stepped ramp at Bowden Road 14 The Mart development interface with the village centre 15 Obstacles to connecting the southern and western expansion
4.00 PROPOSALS with Village Centre Regeneration Plan 01 proposal: main street improvements 02 proposal: new connections to the southern and western housing expansion areas 03 proposal: the genesis of a new village centre 04 proposal: a new civic Square 05 proposal: a new street at Old Station Court 06 proposal: a pivotal role for the Mart octagonal building 07 proposal: taking the Melbourne Place frontages for a walk 08 proposal: a new village Green – a key to organising space 09 Summary of Proposals with Sketch View of Village Centre 10 proposal: the Mart development – key design issues 09.1 New public realm: Square and Green 09.2 Public buildings 09.3 Frontages adjoining the public realm 09.4 Density and building heights 09.5 Link to the old village 09.6 Parking at the Square and Green 09.7 Northern access road 09.8 The development north of the Square and Green 09.9 Perimeter blocks 09.10 Street design 09.11 Secondary urban fabric
Allan Swan Bain, Swan Architects, Eyemouth TD14 5HY May 2011
45 1.00 INTRODUCTION 1.01 A three dimensional urban design vision This study sets out a vision for a thriving village centre, the aim being to achieve in the village centre an improved urban form with a more satisfying public realm which can contribute an identity and sense of place appropriate in the context of an enlarged settlement, where assuming the planned expansion takes place, the population will increase from around 1,100 to around 3,500.
To date this vision has been expressed in general terms and only in two dimensions. This study is prepared from an unashamedly three dimensional urban design standpoint. It seeks to examine ways in which the fabric of the village centre, old and new in combination, can be shaped to produce a more meaningful and ultimately more flourishing place commercially as well as socially and recreationally.
Our Borders towns and villages are notable for their distinctive sense of place and “placemaking” is at the heart of this process. At bottom this involves the crafting of the public realm, of the streets, lanes, squares and greens which can give expression and a sense of belonging to the community, so that an enlarged Newtown St Boswells can hold its own with other comparable Border towns and villages. The challenge is to use the best of the existing fabric of the village in The study is predicated on the conjunction with opportunities arising from planned development to assumption that the Mart relocates as regenerate the village centre by crafting a new public realm in three planned and is replaced by housing dimensions. development, and the expansion on The area to the west of the Mart building has proved fruitful in terms of the southern and western boundaries providing the genesis of an organising plan for a new centre. This is of the village proceeds. discussed later in paragraph 4.03.
46 1.02 Area of study The area of study is defined pragmatically as the area B6398 Mart site development perceived as central to the village in previous public consultation exercises, together with adjoining areas where planned development can contribute meaningfully to a regenerated village centre. It is important the area is not too large as to dilute resources and reduce impact.
The village centre is therefore defined by the area immediately adjoining the stretch of main road north of Melbourne Place to the stepped ramp leading from the Bowden Road, and south to just beyond the junction at Whitelee Road.
It includes the old village on Tweedside Road, the whole of the Mart site and the land formerly occupied by the old railway to the north of the junction between Old Station Court and Melbourne Place up to Waverley Place. It also includes proposals for N vehicular, cyclist and pedestrian connections from the southern and Master Plan access western expansion areas point from Southern Expansion Area of Study
1.03 Terms of reference The village of Newtown St Boswells was identified within the Structure Plan as a focus for strategic development in the Central Borders. Additional housing and employment land were key requirements. Sites in and around the village have been identified and are now confirmed as allocations in the adopted Consolidated Local Plan (2011). Key housing sites include the Mart at the centre of the village and the western and southern expansions areas.
With such a significant expansion particularly in terms of housing stock and population, the Council considered it critical to progress with a Development Framework (currently at draft stage) for the whole village as a whole to enable cohesive development and successful regeneration. The relationship between the new development areas and the existing village centre were considered critical to successful regeneration, hence the need for this urban design study.
The following documentation has informed the progress and outcomes of this Study: • Scottish Borders Council’s Draft Development Framework for Newtown St. Boswells 2009 Auction Mart Site (existing) SPG March 2007 • Scottish Borders Consolidated Local Plan 2011 and Local Plan Amendment 2009 • Planning and Design Statement, Auction Mart site. Ryden & Smith Scott Mullan 20 March 2007. This includes an Indicative Development Framework drawing showing the housing development. The development site is restricted to the current Mart site ownership boundaries. This drawing is referred to in paragraph 3.14.
47 2.00 ANALYSIS OF 150 YEARS OF VILLAGE DEVELOPMENT If the village is to be given a new heart, an understanding of the present village fabric and how it has developed is essential. This is to ensure that village regeneration retains values of continuity, connectedness and authenticity.
Continuity is used here in the sense of blending the best of the built heritage with the new to achieve a seamless and natural transition. It involves an element of repairing the existing fabric especially where its historical development has left it disjointed.
Connectedness is the quality which comes from maximising the potential for movement within and between the constituent parts of the village – something which historical development has restricted. Unless this quality can be re-established the village centre will lack viability in commercial and social terms.
Authenticity is not a brake on contemporary expression in any forward looking regeneration. Rather it means being true to the place, its heritage, history and its wider Borders context.
2.01 Aerial view from the south A stranger examining this recent aerial photograph of the village might soon discern a certain disjointedness, a sense of the constituent parts failing to gel into a coherent whole, and no obvious centre.
The old village stands out prominently in the foreground with its houses stringing informally alongside Tweedside Road on the north bank of the Newton Burn before the valley deepens into the wooded dean that extends eastwards (out of picture) to the Tweed. This is clearly the principle landscape feature of the southern part of the village and at its western end it separates the village from the open ground to the south where future housing is planned. A companion dean, also wooded, flanks the village at its northern extremity.
48 2.01 There is a very obvious separation of the western (cont.) and eastern parts of the village divided as they are by the old A68 road and by the old railway whose passing has left an indelible imprint, with its marshalling yards and sidings adjoining the main line now occupied by car parking and industrial uses and the slopes of its embankments now covered in structural planting.
Though the juxtaposition of the Mart with the railway is a reminder of the raison d’être of the village, the Mart adds significantly to the swathe of The main road where the railway bridge used to be. Its industrial land near to the old village further retaining walls and embankments, now partly shrouded separating it from the 20th Century expansion to the in mature screen planting, present a formidable physical barrier which splits the village east from west. west.
Here the village is chiefly characterised by its semi detached pre and post second world war housing whose regular grain is broken by the larger bulk of the Scottish Borders Council HQ building. As though to avoid this cacophony the new A68 bypasses ramrod straight to the east. A stranger might conclude in the face of this unconnectedness that a new village centre fully integrated with the various parts of a modern village was very difficult to achieve.
The open view from Melbourne Place looking north. Compare this with the old photograph in paragraph 2.03
2.02 Ordnance Survey Plan 1861
Ordnance survey maps are also a useful tool for gaining an understanding of the development of the village in the last 150 years.
The 1861 map illustrates the beginnings of the current difficulties. The railway has just arrived and cuts across the countryside at the west end of the village, bridging over the main road and the Bowden Burn dean creating a barrier to the countryside to the west. The influence of the railway on the west end of the settlement can be seen in the beginnings of a centre gathering round the Station Hotel and the station.
OS Plan 1861 49 2.03 Ordnance Survey Plan 1921 This map shows the village in its railway age heyday. Two Marts have arrived and cluster round the station to exploit the transport opportunities. Buildings coalesce to form frontages on three sides at Melbourne Place and combine with building on the bridge to produce sufficient enclosure to create a strong sense of place. This is clearly public domain, recognisably the key village “place” where the banks and Station Hotel support the village trade.
OS Plan 1921
The old village has acquired a full stop in the form of a Manse at its eastern end and the rear courts behind Melbourne Place have begun to fill up with a mix of narrow vennels, courtyards and buildings characteristic of Border Towns.
An informal back lane behind the gardens of the houses on the north side connects pleasingly with Tweedside Road where a longer building marks the narrowing of the street space. This lane which has the potential for increasing Compared with the photograph in paragraph 2.01, the buildings associated connectivity between the old with the station in its heyday once gave the village a much stronger sense of place. This is unmistakably the centre of the village. Note how Station Court village and new development to has buildings which provide enclosure to the street and how there is a sense of the north. the street belonging as much to pedestrians as to cars. The aim of this study is to recover some of this character and urban quality.
50 2.04 Ordnance Survey Plan 1963 By 1963 the Mart on the west side of the railway has gone, to be replaced by industrial/commercial land uses. The A68 is by now carrying increased vehicular transport to and from the Mart.
The main village space at Melbourne Place is still intact, but through traffic is beginning to build towards the crescendo eventually relieved in 1990 with the advent of the bypass. By then the conflict between vehicular and pedestrian traffic had become acute – a far cry from the multi-use, shared surface space in the old photograph and the main road has divided the east and west sides of the village.
The back lane behind Tweedside Road has become more formalised, now giving access to garages. To the west the Council offices are in their first phase of redevelopment, and the looser, mainly suburban semi detached interwar development contrasts with the older organic form of the old village.
OS Plan 1963
51 2.05 Current village plan The contemporary plan is much changed with the railway, the railway buildings and the bridge all stripped out. Without the railway the village fabric lacks the key element of drama which gave it meaning.
The scale and topography of the land left over now exerts a baleful effect leaving the central corridor suitable for mainly industrial uses and car parking, necessitating large scale screening by structure planting on the embankment slopes. Now mature, this planting has done its job, but it is with the limited aim of screening and separating, and it makes little contribution to the continuity of the village fabric.
The continuing needs of heavy commercial traffic serving the Mart have meant that the main road, lacking civilizing frontage and even a name, except at Melbourne Place, still retains the characteristics of the traffic laden A68 – with the slope down through the canyon under the old railway route more reminiscent of a race track than a village street. The high retaining wall and the embankments on the west side of the road are a barrier to routes to the west.
N The characteristic view of the Eildons from Melbourne Place Current Village Plan
Because of the dominance of vehicles, the village public realm has shrunk to a pavement space in front of Melbourne Place and another at the car park in front of the Coop food store. Clearly, these are thoroughly inadequate where creating The village public realm – hemmed in to a shallow apron in an appropriate identity and a sense of belonging front of the Station Hotel and dominated by a carriageway to an expanded settlement is concerned. designed for large scale commercial mart traffic. Compare this with the old photograph in 2.03 where the street could be used It might be concluded that the legacy of the last equally by pedestrians. 150 years has left insurmountable obstacles. Certainly, from the urban design point of view, the challenge is extremely formidable and success must surely be dependent on most, if not all, of the planned expansion proceeding. The elements of the present village centre that can play a part are discussed next.
A tiny piece of village public realm – the entrance to the Co-op Food store with the Community Council notice board. A village of 3500 souls deserves better. 52 3.00 THE EXISTING VILLAGE FABRIC The village possesses fabric of undoubted quality and these gems, together with other parts of the fabric of lesser quality have the potential to provide the building blocks for a regenerated village core, as follows:
3.01 Tweedside Road The single village street of Tweedside is characterised by its organic form with some frontages directly adjoining the street and others, some highly distinguished, set back behind raised and walled gardens. The predominance of short terraces producing a “joined up” character, together with secondary urban fabric of front garden walls, create a worthwhile street model for new development particularly if the impact of parked cars on the street can be reduced by rear court or rear lane parking.
Garden walls and variable widths of shared If the street could be improved, it would be by developing carriageway combine to make this a pedestrian its lanes and footpaths to connect its cul de sac form with friendly place the new development on the Mart site.
3.02 Melbourne Place The splendid Victorian red sandstone frontages of Melbourne Place are emblematic of the village. Completely of their place and time, they could hardly be anywhere else. They could contribute a more effective backdrop, but for the lack of an appropriate pedestrian friendly public realm street space in front. It is a key aim of this study to create an improved multi use apron space and village street that will return to the village something of that sense of place evident in the old photograph in paragraph 2.03.
The splendid red sandstone frontages of Melbourne Place emblematic of the village. They just need a proper street level setting to blossom.
The rear court areas behind Melbourne Place are characteristic of Border town’s backlands where pedestrian and cars mix comfortably in a domestic environment. This arrangement, which provides for parking behind the street frontage, is one which has relevance to new development. The courtyard could be improved by a connection to the lane to the north, where an extra access would provide additional connectivity and porosity.
The backlands behind Melbourne Place, where domesticity tames the car, are a good model for rear courtyards in the new development.
53 3.03 The main street Currently its layout and design reflects the needs of commercial traffic serving the Mart and it still retains all the characteristics of the old A68, with its carriageway, designed for vehicle speed and manoeuvrability dominating the left-over pedestrian areas.
Still essentially a “road”, it could be returned to a multi use village “street” by the introduction of environmental improvements to calm traffic and give priority to pedestrians. Decisive intervention is vital to Melbourne Place, where vehicles are change its character along the village centre sketch, to completely dominant produce a sense of arrival and departure.
3.04 Cooks Van Hire Site This site has much potential for future development being on one of the potential routes from the southern expansion area to the village centre via Whitelee Road. Careful consideration of the design of frontage facing Whitelee Road, and the apron area at the junction of the main street is required.
The wide swathe of road at the junction of Whitelee Road with the main street where vehicles presently dominate.
3.05 The War Memorial The current location of the war memorial on the grassed area in front of the Council Headquarters has been an improvement in terms of accessibility compared with its old location on the sloping bank opposite Melbourne Place. However, it has been suggested that a more appropriate location would be at the proposed new village square or green.
The present War Memorial site
3.06 The ramp from Melbourne Place The ramp which rises to overcome the difference in level between Melbourne Place and the old Baxter Johnston site is visually and psychologically the most potent element of existing village fabric which connects the main street with the village to the south west. For this reason, every effort should be made to incorporate this route into the planning of connections between the village centre and the southern and western expansion areas. The ramp cannot be negotiated by vehicles turning south on to Melbourne Place. A new vehicle entrance is required on the west side (see The ramp is an obvious route southwards paragraph 4.02). towards the new housing expansion areas.
54 3.07 Village centre commercial premises If there is sufficient connectivity between the village centre and the planned expansion areas all of the existing commercial premises would benefit. Here it is essential that there is sufficient on-street, short stay car parking along Melbourne Place.
While the proximity of the Mart development makes achieving connectivity from this direction relatively easy, village centre users from the remainder of the village and especially from the southern and western development areas will require more encouragement. For this reason, new proposals for vehicular, pedestrian and cycle links are vital, and every effort should be made to maximise these. See paragraphs 3.15 and 4.02.
Some of the village’s commercial premises
55 3.08 Mart building The octagonal Mart building, now Grade B listed, is thoroughly distinctive and emblematic of the principle village trade. Now well worn from a century of rugged use as the main sale ring, it is nonetheless a vivid piece of village heritage, a key memory, and if it were given an appropriate use it could be an important symbol of a regenerated community. The form of the building, its wooden structure and internal arrangement may not make this easy. But finding a good use for the building which retains a sense of common ownership, perhaps as a nursery or a village meeting place would add significant value to the village. Located in the interface between the old village and the Mart development, its characteristic form would lend stature and emphasis to an adjoining civic space. The unmistakeable octagonal Mart Building – now Listed Grade B. Given a new community use and suitably converted the building represents an important regeneration resource.
3.09 The car park group of buildings The few buildings which have crept on to the old railway land, namely the Eildon Housing development, the Surgery and the industrial units part occupied by the Co-op food store seem almost apologetic. Hemmed in by the car park and the swathe of tarmac next to the Mart they lack the stature and presence needed to establish a meaningful sense of ‘centre’ for the village. The car park has little potential for adding buildings which could provide suitable enclosure for a new civic space. Solutions to providing an enhanced centre to anchor the village public realm must be sought elsewhere.
The group of buildings facing the car park are inadequate as a backdrop to a new village square. 3.10 The industrial units These are inappropriate elements to be in close proximity with a regenerated village centre. They occupy part of the interface between the new Mart development and the old village where there is most potential to establish to establish a new public realm for the village, so must be looked at afresh. In the event of the relocation of the Mart there may be less need for the adjoining lorry parking and it too could be moved to a more appropriate site away from the village centre.
The industrial units occupy a key space in the interface between the village and the Mart site development and are incompatible with a village centre environment.
56 3.11 The Co-op food store The Co-op occupies an industrial looking building of modest pretentions attached to the row of industrial units, but nonetheless a key element in a regenerated village centre.
The space in front of the food store where the Community Council notice board is located is thought of as one of the villages only meaningful public spaces. This is an illustration of the comparative poverty of public realm space in the village. The Coop Food store entrance and Community Council notice board. In the event of the planned expansion, the Lothian, Borders and Angus Co-operative Society may consider upgrading the store from its present size of 2000ft² to around 4000ft² gross, including storage, and it is axiomatic the food store must be retained in a central position in a regenerated village centre. Co-op food stores operate in the service of their nearby communities and are not strictly in competition with the supermarkets. They operate on a convenience shopping basis, that is, basket rather than trolley shopping. Large amounts of dedicated parking are unnecessary.
Like the Health Centre, it would be destructive to the village centre if the store were surrounded by a sea of dedicated parking, so again a more creative solution is required. Co-op stores are often integrated into the town fabric and the Co-op is adept at servicing so large amounts of hardstanding, which would be difficult to accommodate in the village townscape, are unnecessary. Food stores as building types can have a design agenda that does not naturally correspond with the requirements associated with good street design and particular care for the village centre context will be required.
3.12 Surgery – Health Centre The surgery is presently operated by the local GP practice, Eildon Medical Practice. Discussions have taken place with NHS Borders on a replacement facility to be put in place in the event of the planned village expansion when the population in the wider rural area served by the health centre could rise to between 6,000 and 10,000.
A building of approximately 1700m² is envisaged on 2 or 3 storeys and the Rydens/Smith Scott Mullan Associates Planning and Design Statement suggests a parking The Surgery when replaced by a new Health requirement of 85 spaces. Centre this building will require a new use.
A new Health Centre would be a key public building and it is essential for the village centre that it should be located there and not on the periphery. It should also play a more meaningful role in the village centre townscape than acting as a ‘sign post’ for the new Mart development as indicated in the Mart site Planning and Design Statement. It cannot shape the public realm if it is insulated from the rest of the village by a sea of dedicated car parking so again, a more creative solution is required.
Health centres as building types can be subject to a design agenda that does not naturally correspond with good street design, so particular care for the village centre context will be needed.
3.13 Stepped ramp at Bowden Road This route from Bowden Road down to the main road may be thought inconsequential in the context of a regenerated village centre, but it points up the need for the maximum number of pedestrian routes to overcome the level change at the embankment on the west side of the old A68 so that the village beyond, and the southern and western expansion areas are as physically and psychologically connected to the village centre as possible. Two ramps to overcome the grade separation at the main road
57 3.14 The Mart development interface with the village centre Unlike the southern and western expansion areas the proximity of the Mart development to the old village, particularly at the interface with the old and the new, gives it more potential than any other element to transform the village centre.
Outline proposals for the Mart site have been prepared as part of the unresolved Outline Planning Application by John Swan & Sons PLC. These are summarised in outline in the Indicative Development Framework prepared by Rydens/Smith Scott Mullan Associates as part of the Planning and Design Statement 2007.
The Indicative Development Framework prepared for the Mart Site by Rydens/Smith Scott Mullan Associates, 2007.
The indicative layout is somewhat suburban in character with open space disposed throughout somewhat arbitrarily. A bolder, more rigorous and structured approach to planning a new public realm would be more fruitful, as would a more positive integration into the village fabric of the old Mart building, the Health Centre and the Co-op Food Store - opportunities which were restricted because of the site boundaries.
While the (Auction Mart specific) Development Framework generally follows the guidance of the Auction Mart Site (existing) SPG, for example, in relation to the provision of a village green/square, neither document is informed by a strong 3 dimensional urban design agenda. In addition, the constraints of land ownership mitigate against a creative and positive approach at the development’s interface with the existing village, where the potential is greatest to deliver the SPG objectives of: - a clearly defined design approach which enables the village centre to mature and become more cohesive in form - a village green/square which provides a new focal point for the village and achieves a strong sense of place by integrating the development into the existing fabric of the village. Strict adherence to the Mart site boundaries prevents these objectives from being satisfactorily addressed. The Design and Access Statement itself notes that ‘the development site does not have a strong sense of connection to the main area of village’
This study has a wider remit and can therefore be more ambitious in relation to exploiting the opportunities for the regeneration of an enhanced village centre which arise at the interface between the Mart development and the old village. The aim should be not to add to the village an unconnected area of housing but a fully functioning integrated and connected ‘piece of village’.
58 3.15 Obstacles to connecting the Southern and Western Expansion areas In order for the services and facilities in the village centre to thrive as a consequence of the proposed southern and western expansion, good connections to the village are essential.
The aerial photograph and OS plans in Section 2.00 illustrate the difficulties. Physically and psychologically the proposed expansion areas are firmly separated from the village core by the area of industrial land – formally the Baxter Johnston site, now owned by Cooks Van Hire Ltd, and the Bowden Burn landscape corridor with its deep wooded dean. In each case, there are significant level differences to overcome.
The disconnectedness is particularly challenging and new connections for vehicular, pedestrian and cycle traffic to encourage residents to use the village centre need to be maximised.
Re-use of the railway link An umbilical cord remains in the form of the old railway embankment across the Bowden Burn valley and bridge over Whitelee Road.
But, by itself the road, cycle and pedestrian link which the old railway line can supply, is Existing ramp far from direct, delivering cars and cyclists to Existing steps access to old Baxter Bowden Road and thence to the main road from Bowden Johnston site somewhat to the north of the village centre. Road Pedestrians fare little better, the nearest connection to the main road being currently Main connection from Western Expansion via the pedestrian ramped steps at the end of Bowden Road. Cooks Van Hire The Baxter Johnston site (now Cooks Van proposed new entrance Hire Ltd) In an ideal world the creative development of Present Cooks van the Baxter Johnston site might have hire premises contributed urban form which could have added to the regeneration of the village core The wooded Bowden by resolving some of its one sidedness, but Burn corridor is a strong Railway embankment landscape element and bridge across this opportunity has now passed. which tends to separate Whitelee Road the southern expansion potential road link The yard however, posses a useful piece of site from the village village fabric in the ramp rising from Master Plan Access Point from Melbourne Place. Although its junction with Whitelee Road Southern Expansion Melbourne Place is unsuitable for vehicles it nonetheless appears as a highly visual and N obvious route southwards from the main street, and its psychological importance should not be overlooked. Plan as existing
The old railway bridge over Whitelee Road – an It is vital that the ramp from the Baxter Johnston yard umbilical cord linking the Southern Expansion to Melbourne Place be used as a pedestrian/cycle link area with the village centre. from the Southern Expansion area. 59 4.00 PROPOSALS WITH VILLAGE CENTRE REGENERATION PLAN The village centre regeneration proposals are summarised in plan here, and in more detail in the sketch view in paragraph 4.09.
An explanation of the various components of the plan, and how they derive from three dimensional urban design considerations, follows in the next part of this section.
Old Railway Line
B6398 New roundabout for access to new Mart site
Mart housing development
Health Centre Northern access via Waverley Place to feed traffic away from village centre New Green – a robust organising space accommodating key SBC car parks with new public buildings and connection to Square village open space Dispersed parking – no large car parks New Square with Coop food store and retail, and Mart building
A new street at Old A68 Station Court
Link between Comprehensive environmental old village improvements and traffic calming and Green in main street
Parking with pedestrian links to main street
Maximise links to Southern Expansion via new road on old railway line
Master Plan Access Point from Southern Expansion
N
Village Centre Regeneration Plan
60 4.01 Proposal: main street improvements The main street north and south of Melbourne Place still has all the characteristics of the old A68 – unfriendly to pedestrians, its space given over to the needs of through traffic and large scale commercial traffic serving the Mart.
The proposal is to turn the road into a street and reclaim it for the village. It will continue to be accessible by vehicles but with a clear sense of priority to pedestrians. It will be designed to provide a clear sense of place leaving no doubt that here is the main street of the village, with a clear identifiable sense of arrival and departure.
Existing steps from Bowden Road
Comprehensive improvements to convert the road into a village street with an authentic sense of place
Parking behind the former Engine Shed with new footpath and steps linking to village centre
Widened apron in front of Bank
Widened apron areas at Melbourne Place frontages to Pedestrian/cycle link stimulate street side activities and enhance the setting from Southern of the excellent sandstone frontages Expansion via the ramp
A new high street, reclaimed for pedestrians with traffic calming and narrowed carriageway, dedicated crossings, enhanced aprons, on street parking and street trees
Enhanced apron in front of Melbourne Place to stimulate street side activities
New footpath and steps coordinated with Widened apron areas for Melbourne Place and the foot of Old Station Court street crossing and new apron 61 4.01 The components of the scheme will include: (cont.) - complete repaving of the stretch from the Bowden Road ramped steps to the Serviceline Garage - repaving from side to side including footpaths and the aprons to Melbourne Place to unify the village public realm - traffic calming measures including narrowed entrances, a narrow carriageway and some carriageway level changes at the frequent pedestrian crossings. Also, to reduce traffic speeds naturally, some reduction in forward visibility by the introduction of - planting and street trees which will also introduce a distinctive character compared Eliminating a strong distinction between road and with the rest of the main road and footpath will unify the space. By narrowing the - street side short term parking to encourage carriageway and reducing forward visibility, traffic speeds can be reduced and the road reclaimed as a multi residents and visitors to stop and support the functioning street where pedestrians hold sway. village commercial outlets and - additional apron area at the foot of Old Station Court, to add to the public realm space and stimulate overflow activity from adjoining commercial outlets There is also potential in the apron area where Whitelee Road joins the main street.
In addition, to replace the enclosure lost with the passing of the old station there is the opportunity to add frontage at the bottom of Old Station Court where a new double sided street could be formed leading to an enhanced village centre, described in paragraph 4.03 onwards.
The main street improvements should also create much needed sense of arrival for the connections with the rest of the village to the west and to the southern and western expansion areas to encourage movement into the village centre and the use of existing and new facilities. Proposals for these new connections are covered in the next paragraph.
Adding frontage with additional apron space at the foot of Old Station Court would provide welcome enclosure to Melbourne Place and significantly add to the sense of place in the village centre
The main street environmental improvements should have a clear beginning and end to signal the extent of the village centre. The paving extends from frontage to frontage unifying the space. It is essential that the connections, new and existing, from the Southern and Western Expansion areas be maximised to encourage use of the village centre by new residents. 62 4.02 Proposal: New connections from southern and western expansion Without effective vehicular, pedestrian and cycle links the southern and western expansion areas are unlikely to deliver their full potential of economic and social benefits to a new village centre. Residents will have little incentive to use the village centre and will travel further afield by car using the new access to the A68 to the south.
Two matters seem paramount: first, the establishment of a maximum number of linkages and second, the phasing of the development to ensure that it proceeds first at the northern end of the site in the hope that the habit of visiting the village centre can be established from the beginning.
New pedestrian/cycle link through woodland to Whitelee Road The wooded slope to the valley on the east side of the old railway bridge offers the possibility of a pedestrian/cycle link via Whitelee Road to the village centre. Whitelee Road where a The old railway bridge – The change in level is considerable, estimated at 6 – new footpath through currently overgrown – 7m making for steeper gradients than perhaps ideal, the wood to the where a new road link is and selective tree felling would be required. But Southern Expansion planned nonetheless, this looks too good an opportunity to area is planned. miss since it would make a good connection with the south end of an upgraded main street, linking in the process with the St Cuthbert’s Way.
New vehicular/pedestrian/cycle link over the old railway bridge The umbilical cord of the old railway line crossing the Bowden Burn dean represents the chief connection where a new road and footpath could extend westwards to the back of the old Baxter Johnston site (now Cooks Van Hire Ltd). Here, subject to the resolution of various land ownership issues, there are various opportunities including: - the formation of a new vehicular entrance to Cooks Van Hire yard to replace the existing access (unsuitable for vehicles) via the ramp from Melbourne Place on the east side of the site. - the connection of the new access road, via the junction with the adjacent service road, to Bowden Road, thereby establishing a vehicular link with the New Cooks regenerated village centre for pedestrians and cyclists. Van Hire For pedestrians, this route would connect with the ramped steps at the end of Bowden Road, to connect with a new crossing at the northern limit of the Connections to proposed environmental improvements to the main village centre street. - the provision of new parking on SBC owned land to the west of the Baxter Johnston site to encourage village centre visitors to walk down to the main street. Parking - here a new physical connection to the main street is required in the shape of a new set of pedestrian steps Old Cooks Van Hire located at the low point of the embankment wall site – potential new opposite the end of Old Station Court. development New footpath - to make the best use of the existing ramp from through wood to Whitelee Road Melbourne Place to the Baxter Johnston yard (now New road on Cooks Van Hire yard), especially for cyclists, two old railway linkages should be investigated. The preferred Master Plan Access from Southern Expansion area alternative would be via the south side of the yard since it is a much more direct connection. Alternatively and very much less direct would be a Connectivity between village centre and Southern and connection via the northern boundary of the yard. Western Expansion areas is of the first importance
63 4.03 Proposal: the genesis of a new village centre Old Station Road, north of the Co-op food store currently peters out into an industrial area composed of industrial units, car and lorry parking areas and the Mart. The extent of Mart ownership has so far prevented consideration of radical urban design possibilities. Here there are opportunities to provide new and enhanced uses for the key existing buildings in combination with new and meaningful public realm space to create a new centre for the village with a natural continuity from the existing to the new, and an authentic sense of place.
Unprepossessing Existing: though it is at present, unpromising circumstances with the car park, the Co-op, the this area has the most industrial units and the Mart building all occupying a large potential to shape a semi industrial area. new village centre
The genesis of the proposed plan is in the relocation of the Co-op food store into the larger adjoining industrial units allowing demolition of the existing premises and a new route to a servicing/parking yard to the rear. The industrial units, which could also accommodate additional retail space, do not have sufficient stature to address an adjoining public space so need to be transformed by a front extension, perhaps consisting of a glass frontage behind a canopy roof with colonnade.
Reinvented in this way with its rear court Proposed: connected to the Scottish Borders Council car - Build a new Coop food store with new retail in the industrial units park to maximise car parking in the evenings - Give the building a new frontage and weekends, and the lorry parking relocated to - Demolish the old food store and form a new access to the rear. Connect to SBC car park to maximise existing parking a more appropriate location away from the - Build new frontage to Old Station Court and convert car park to village centre, the food store would remain private court accessible through pend visibly at the heart of the village attracting - Form new hard paved Civic Square between food store and Mart shoppers from all parts and making a vital - Build new frontage on north side of Square to contain space - Extend frontage from Old Station Court to form south side of contribution to the totality of the village Square facilities. - Place new street on axis of Mart extending northwards to northern access via Waverley Place
4.04 Proposal: A new civic Square A new Co-op building would have an axial geometrical relationship with the facing octagonal Mart building, suggesting a new public square, perhaps hard paved with some street trees to act as an important new civic space for the village where events, including perhaps farmers markets, could be held. New housing frontage enclosing its north side would contain the view up Old Station Court, itself transformed into a double sided street, as described in paragraph 4.05.
64 4.05 Proposal: a new street at Old Station Court The public car park at the present food store is converted into a semi private courtyard serving the Eildon housing, the surgery building – perhaps converted to housing, and a new terrace of housing to provide a new frontage to Old Station Court.
Making Old Station Court double sided would convert it into a meaningful street connecting the improved main village street at Melbourne Place with the Square. Building here repairs some of the legacy of the railway by removing the structure planting and the visual dominance of the car park and puts back enclosing urban fabric at the heart of the village, Where the row meets Melbourne Place there is the opportunity for a well designed frontage to replace some of the closure lost with the passing of the railway buildings. Like Melbourne Place, this frontage could be provided with a broad apron to provide additional space for street side activity.
A new street at Old Station Court
New frontage at the foot of Old Station Court
4.06 Proposal: a pivotal role for the Mart building The centralised octagonal form of the old Mart building is ideally placed to close the vista from another street, this one leading northwards to a secondary access to the main street. This is formed by extending Waverley Place eastwards so providing a vehicular route which directs traffic away from the village centre. Used in this way a revitalised Mart building with an appropriate public function would play a pivotal role in this new townscape with its hard paved square providing civic space with opportunities for village events, farmers market and the like.
4.07 Taking the Melbourne Place frontages for a walk Paul Klee famously “took a line for a walk” in his paintings and something of the kind can be done with the key red sandstone frontages of Melbourne Place and Old Station Court. Enormous continuity can be obtained into the new piece of village on the Mart site by the simple expedient of carrying the new housing frontages round eastwards so they provide a clear distinction between the Carry the frontages round from Melbourne Place and public street realm in front, and Old Station Court into the Square and Green the private garden realm behind – the latter partially served by retaining the lane at the rear for parking purposes. Short terraces of joined up fabric should be used here, the better to enclose the south side of the square, and to address a related open space in the form of a village Green described next in paragraph 4.08.
65 4.08 Proposal: a new village green – a key organising space Taken on eastwards this joined up line of frontages can form the southern edge of, a new village green. Taken together with the Square, the Green acts as a key village organising space.
Village Green with Link to SBC Health Centre car park
Continuous Square with food frontages store and Mart
Pedestrian connection from old village
Shared by the old and new parts of the village, the space at once divides and unites the new with the old, and the east west orientation repeats that of the village deans. The placement within this organising space of the main public buildings – the Coop food store and the Mart, and the addition of the Health Centre enhances the “public” character of the place, making it a regular destination for the whole village. This is important psychologically since it helps integrate the Mart development, breaking down the perception that it is a separate new and unconnected part of the village where nobody goes.
Critical where achieving the maximum permeability from the old village is concerned is establishing a pedestrian link to the Green from Tweedside Road. There are level differences to overcome, but the psychological and physical prize of this direct connection is great. Opportunities for new frontage which can address this route and provide natural surveillance should be taken.
The green thus formed can be a multi purpose space which meets the open space requirements for the Mart development and the village, but in a more meaningful urban form than if open space were disposed arbitrarily throughout the Mart development.
The scale of the space can accommodate higher density and taller buildings more appropriate to its central position in the village. It is important that the street frontages employ sufficient “joined up” fabric to create a clear distinction between the public (street and green) and private (rear gardens) realms. The aim should be a strong, building presence on the street without curtilage parking.
Large areas of car parking in the village centre, especially if they are dedicated to individual buildings should be resisted since these would dominate the public realm, diminishing its sense of place and distinctiveness. Clearly, much parking is required, but much preferable is a dispersed arrangement maximising lengths of on street parking broken up by planting and street trees. The new Mart development should be designed for maximum resident parking in semi private rear courtyards. Greater efficiency can be introduced by creating a link from the yard behind the Coop food store and the Council’s car park to the north.
A vigorous organising plan of this kind is hardly revolutionary: there are many similar examples, but essentially it is the result of approaching the multi faceted problem of the regeneration of the village centre from a three dimensional urban design point of view.
The new public realm thus formed would give the village a stature and distinction much lacking and would allow Newtown St Boswells to take its place alongside other Border towns.
66 4.09 Summary of proposals SKETCH VIEW OF VILLAGE CENTRE The village centre proposals are summarised in this three dimensional sketch of the village centre.
A new village Green
The Green and the Square are key organising spaces bonding the old and new Northern access road to and containing key public buildings – relieve traffic pressure on destinations for the whole village village centre Pedestrian link between Green Health Centre and Old Town
Converted Mart building
SBC car park
New Link
Food store and retail facing new Civic Square
Provide clear sense of arrival
Comprehensive environmental improvements to the main street with frontage to frontage paving to calm traffic speeds and create sense of place Provide clear Maximise connectivity with footpath sense of arrival links from the Southern and Western expansion areas Car parking New road on old railway line from Southern Expansion
Sketch view of village centre
67 4.10 Proposal: the Mart development - key design issues The terms of reference for this study have allowed for the Mart development to be considered in the light of the wider village regeneration agenda. Consequently, there are land ownership issues which arise that will need to be resolved.
This study unashamedly exploits the interface between the Mart development and the old village to craft a new centre, but in doing so should enhance the marketing potential of the new development ensuring it belongs to the village and appears as an authentic “piece of village” rather than an unconnected suburban enclave which could be anywhere.
This placemaking agenda is at the heart of the Scottish Borders Council’s Placemaking and Design SPG and the Scottish Government’s Designing Streets, and although this study does not seek to be definitive in detail where the design and layout of the Mart development is concerned, it sets out the following guidelines.
Play areas Single plot width at periphery On street visitor parking
A68 and screen planting
Perimeter blocks with parking in semiprivate rear courts
Health Centre with dispersed parking Northern access at Waverley Place – has to overcome levels Green to provide the open space needs for the village SBC parking
Play areas
Land ownership SUDS issues to resolve
Link to SBC parking
Square and Mart building Food store and retail
Pedestrian link to old village with Possible affordable housing accompanying frontage at Old Station Court Rear parking lane
4.10.1 New public realm: Square and Green The development should follow the principles set out in section 4.
New housing frontage should extend the existing frontages on Melbourne Place and Old Station Court as set out in paragraph 4.07. Particular attention should be paid to achieving maximum continuity between old and new at the end of Old Station Court to achieve a natural transition.
68 4.10.2 Public buildings The principles set out in paragraphs 4.03, 4.04 and 4.06, for the Co-op food store, the old Mart building and in 4.08 the replacement Health Centre should be incorporated.
4.10.3 Frontages adjoining the public realm The housing frontages should have a close relationship with the street and should be composed of short terraces with sufficient ‘joined up ‘ fabric to ensure adequate enclosure of street space and a clear distinction between the public realm of the street and the private realm of gardens behind. In general, curtilage parking between street and frontage should be avoided.
A vigorous arrangement of urban space with key public buildings contributing positively to the village public realm
4.10.4 Density and building heights Building heights and density adjacent to the Square and Green may be greater than at the periphery of the site relating to the taller buildings of Melbourne Place and reflecting the larger scale of urban space.
4.10.5 Link to the old village A pedestrian / cycle link should be provided extending the back lane on the north side of Tweedside to the new Green, and housing frontage added as emphasis and to provide natural surveillance.
4.10.6 Parking at the Square and Green Parking should be dispersed , avoiding large scale concentrations, particularly of dedicated parking at the Co-op food store and Health Centre to avoid over dominance of the public realm.
Advantage should be taken of the lane at the southern boundary of the Mart for semi private residents parking, and a link from the rear courtyard behind Melbourne Place would increase general connectivity.
A new ramped road connection should be formed to the southern end of the SBC car park to the parking area behind the Co-op, to introduce parking flexibility and connectivity particularly in the evenings and at weekends.
4.10.7 Northern access road A new vehicular access form the main road, B6308, should be formed by extending Waverley Place eastwards into the Mart development. Although there are level difficulties to overcome, this will provide a new vehicular route which avoids concentrating traffic at the village centre.
69 4.10.8 The development north of the Square and the Green As elsewhere, the policy contained in Scottish Borders Council’s ‘Placemaking and Design’ SPG and the Scottish Government’s ‘Designing Streets’ applies.
A possible layout is roughly sketched out introducing a circular street arrangement serving a plot depth on the east, north and west boundaries of the site and three perimeter blocks on the middle.
Suggested development framework with single plot depth on periphery and perimeter blocks in middle 4.10.9 Perimeter blocks These have the advantage of removing residents parking from the street , placing it in rear semi private courtyards. It is preferable these have various entrances to disperse traffic and introduce maximum permeability to pedestrian and cycle traffic and, if possible, the courtyards should include a small number of houses to provide natural surveillance and introduce a mews character – not unlike the rear of Melbourne Place.
4.10.10 Street design Rear courtyard parking promotes a strong building presence on the streets allowing the frontages to shape the space. Here it is essential that most of the residents parking is not provided within the curtilage in garden plots (especially if parking is in front of the building line) since compared with communal parking, this is inefficient and destructive to the ‘Designing Streets’ aim of developing streets with a sense of place where there is priority for pedestrians and cyclists over vehicle movement.
Every opportunity should be taken to shape pockets of space, to create local sense of place on the street by manipulating frontages to address street space and introduce closure to forward view.
On street visitor parking should be incorporated together with careful spatial design using reductions in forward visibility with narrowed and informal carriageway layout and the introduction of landscaping/planting to produce natural traffic calming and promote sharing of the street space by pedestrians and cyclists.
Also essential in this ‘Designing Streets’ agenda is a street and rear court layout that incorporates ‘connectivity’ ensuring that traffic is well dispersed throughout the development, and therefore minimised on individual streets.
4.10.11 Secondary urban fabric For the development to perform as a satisfactory ‘piece of village’ it ought to follow the example of the old village where there is a range of secondary urban fabric often consisting of stone walls, which shape and delineate the public and private spaces adjacent to the street.
In the new development, a range of walls, railings and fences will be required, particularly in relation to front gardens adjacent to the street
Bain, Swan Architects Tweedside Road May 2011
70 Appendix 3: Appraisal process Appraisal of access, open space, education, health centre and community development has been assessed against specific sites that have been identified for potential use, each of which is marked on the ‘Newtown St Boswells Development Framework’ plan. The appraisals set out a range of preferred options based on sound planning, deliverability and appropriate phasing of development.
The Development Framework comprises 5 key components, based on those identified within the Finalised Local Plan Amendment (as summarised for site ANEWT005). These are assessed in the context of all potential development within Newtown St Boswells:
1 ACCESS - Access from A68 - Vehicular/pedestrian access to the village centre and local facilities
2 OPEN SPACE - Public open space, green space and play provision - Landscape framework for the village
3 EDUCATION - Provision of school and nursery facilities
4 HEALTH CENTRE - Provision of a larger replacement health centre facility
5 COMMUNITY DEVELOPMENT: TOWARDS A SUSTAINABLE COMMUNITY -Village centre - Employment: Business & Retail - IT infrastructure - Renewable energy - Wider access for all: footpath networks - Natural heritage - Community Facilities - Delivery Mechanisms
71 ACCESS Access from A68 (including considering new roundabout) and road/transport networks within the settlement Provision of cycle paths and footpaths
OPEN SPACE Provision of areas for Sustainable Drainage System, public park, greenspace, open space and play equipment Sustainable approach to construction and use of renewable energy for running of buildings RENEWABLE ENERGY Use of landscaping and buffers to create strong boundary of the settlement Management scheme for any planting
EDUCATION Provision of school and nursery to serve the local catchment area
VILLAGE CENTRE Incorporate outcomes of community consultation in development and regeneration of village
LANDSCAPE + NATURAL Use of landscaping and buffers to create strong boundary HERITAGE Design of development to conserve and enhance the landscape value of the National Scenic Area Management scheme for any planting
72 Methodology For the specific single-use components of ‘Open Space’, ‘Education’ and ‘Health Centre’, the planning and physical context is assessed and the key requirements identified. The various potential sites site are then appraised against the following:
Strengths: positive aspects of the site in delivering the use identified.
Weaknesses: negative aspects of the site in delivering the use identified.
Dependencies: factors that control or influence the delivery of a given use on the site identified.
Stakeholders/key to delivery: key parties who are important to the critical path of delivery.
Following this appraisal, a recommendation is then made for each land use and preferred site(s) identified.
For the ‘Access’ and ‘Community Development’ components of the Development Framework, the assessment appraises the existing situation, the impact that expansion may have, and makes recommendations for capturing the benefits as well as reducing any negative impacts that the strategic expansion may have.
73 APPRAISAL OF POTENTIAL SITES FOR OPEN SPACE (Please refer to Figure 6 - ‘Development Framework’ for site locations)
Site Strengths Weaknesses Dependencies Stakeholders/key to delivery
1 within the southern § Directly accessible from village § Dependant on delivery of new § Elphinstone/Buccleuch expansion area centre and adjacent facilities (on vehicular + pedestrian link along through Masterplan/Heads of new link road) former rail bridge Terms § On greenfield land (no § Agreement on Heads of § SBC Parks/PED contamination issues) Terms for delivery on § Aftercare: SBC § Set within existing mature Elphinstone land woodland framework § Phased delivery of Buccleuch § Additionality: civic use creates + Elphinstone masterplan: timing ‘dumbell’ to existing village centre, of phases and trigger point for strengthening offer of village delivery of open space centre facilities § Central to expanded settlement § Can link into footpath network/Bowden Burn corridor § Relatively flat site
74 2 within the western § In proximity of village centre § Near settlement edge: § Agreement on Heads of § Buccleuch/Elphinstone expansion area § On greenfield land (no not centrally located Terms for delivery on Buccleuch through Masterplan/Heads of contamination issues) land Terms § Can link into footpath network § Phased delivery of B + E § SBC Parks on settlement edge masterplan: timing of phases § Aftercare: SBC? § Relatively flat site and trigger point for delivery of open space
3 within the Auction Mart § Directly accessible from village § Brownfield land: § Subject to current outline § John Swan & Sons plc site centre possible contamination planning application/planning § SBC Parks/PED § Additionality: civic use § Already identified as brief that outlines scale of ‘village § Aftercare: SBC strengthens offer of village centre ‘village green’ within the green’ component, therefore not facilities planning brief/outline likely to be viable. § Central to expanded settlement planning application and § Already identified as ‘village as such too small within green’ within the planning site to provide civic park brief/outline planning application function § Flat site
75 4 within the Melrose § On greenfield land (no § Peripheral to existing § Subject to detailed consent § Current developer Road site contamination issues) and expanded village: not for housing, therefore little/no § SBC Parks/PED § Set within existing mature centrally accessible to all scope for reviewing open space § Aftercare: SBC woodland framework § Subject to detailed provision. § Can link into footpath network: consent for housing, Eildon/etc therefore little/no scope for reviewing open space provision. § Levels: sloping site may inhibit active recreation opportunities
Potential Sites for Open Space: conclusions of appraisal against criteria
2 Within 1 Within the the southern 3 Within 4 Within western expansion the the expansion area Auction Melrose area (Elphinston Mart site Road site (Buccleuc e) h)
1. Appropriately sited with good access and central location. � � � �
76 2. Deliverable: cost effective and not excessively constrained by land title/existing planning consents. � � � � 3. On a relatively flat site unconstrained by landform/landcover to accommodate appropriate passive/active recreation � � � � opportunities. 4. On a site that can accommodate an appropriate scale of open space to provide the civic park function(s). � � � �
77 APPRAISAL OF POTENTIAL SITES FOR EDUCATION PROVISION
Site Strengths Weaknesses Dependencies Stakeholders/key to delivery
1 Existing school § Continued use of existing facility § Traffic management – § Resolution of land title § All developers in village via under Council ownership currently staff parking is issues relating to use of developer contributions § Can grow in time with inadequate and vehicular George V Playing Fields § SBC E&LL for extension development traffic could potentially § Identification of land nearby § SBC Tech Services § Some infrastructure is in place double at peak times for compensatory playing field § SBC PED § Efficient use of land: existing site Requires development on provision and playing fields (though would need George V Playing Fields § Agreement on contributions to resolve land title issues with playing § Requires off-site from developers through fields). provision of playing fields in Heads of Terms close proximity § Not centrally accessible to whole village § George V Playing fields Land Title restrictions § Limited scope for further subsequent expansion § Significant investment required in advance of development § Formal sports provision: no room for adult sized facility
78 2 Western § Greenfield site; no § Near settlement edge: § Agreement on Heads of § Buccleuch/Elphinstone through Expansion Area contamination/demolition works not centrally located Terms with Buccleuch (+ with Masterplan/Heads of Terms for § Centrally accessible to most of § Poor links to southern Elphinstone) to offer land/do land village expansion deal with existing school site § Other developers via developer § Adequate sized flat site could be § Significant investment § Agreement on developer contributions made available required in advance of contributions through Heads of § SBC E&LL for new build school § Reuse opportunities of existing development Terms § SBC Tech Services school site: potential to offset against § SBC Capital programme for § SBC PED adjacent Sergeants Park/Buccleuch construction of new build land § Safeguarding of land § Opportunity to create soft edge to possible: delivery of school still settlement through campus dependant on phasing and design/landscape framework build out rates of all § Social integration of existing development. community with new expansion: knits together potentially separate ‘halfs’ of the expanded village § Formal sports facility for adults could be included in overall provision § Traffic management would form part of overall design strategy
79 Site Strengths Weaknesses Dependencies Stakeholders/key to delivery
3 Southern § Accessible to all: central to § Landtake on Developer § Agreement on Heads of § Buccleuch/Elphinstone through Expansion Area whole village (with new link road) land with option for housing: Terms with Elphinstone (+ with Masterplan/Heads of Terms for § Close to village centre land values Buccleuch) to offer land/do deal land facilities: additionality to vibrant § Dependency on new road with existing school site § Other developers via developer village centre link across former rail bridge: § Agreement on developer contributions § Greenfield land (no timing of delivery of road in contributions through Heads of § SBC E&LL for new build school contamination issues) phased masterplan Terms § SBC Tech Services § Adequate sized flat site could § Significant investment § SBC Capital programme for § SBC PED be made available required in advance of construction of new build § Social integration of existing development § Phasing and build out rates community with new expansion: of new housing and road link knits together potentially separate (land safeguarding and school ‘halfs’ of the expanded village construction) § Opportunity to create § Construction of new road community node, with after-school link across former rail bridge activities adjacent to other civic must time in with delivery of uses school at appropriate phase § Traffic management would form part of overall design strategy
4 Roads Depot § Accessible to all: central § Need to relocate existing § Established business case, § All developers in village via site location close to existing functions: Roads alternative site and programme developer contributions community facilities Depot/Reivers Complex. of delivery for Roads Depot § SBC E&LL for newbuild § Social integration centred on Cost/timing of delivery relocation § SBC Tech Services
80 one central village core inc. school § Brownfield land: possible § Agreement on developer § SBC PED § Adjacent to village centre contamination issues contributions through Heads of facilities § Scale of site: possible Terms § Efficient use of brownfield site constraint on longer term § SBC Capital programme for expansion capacity construction of new build § Cost: of Roads Depot relocation and land remediation § Access to space for sufficient playing fields § Potentially negative impact of increasing traffic to village centre
81 Potential Sites for Education provision: conclusions of appraisal against criteria
3 Southern 2 Western expansion 4 Roads expansion 1 Existing area Depot area school (Elphinston Site (Buccleuc e ) h)
1. Centrally located to encourage walking via safer routes to school, reducing impact of car trips � � � �
2. Provide sufficient School for the Future accommodation in good time to support the proposed development � � � �/� 3. Include an appropriate size of site to serve the anticipated number of pupils in the catchment � � � �
4. Provide flexibility to cope with future changes in school provision or school size � � � � 5. Promote integrated working and opportunity for integration of community facilities accessible to all � � � �
82 6. Include suitable external play areas located to optimise community participation and use � � � � 7. Located to enable consideration of catchment review if necessary as part of a longer term strategy to manage resources effectively � � � �
83 APPRAISAL OF POTENTIAL SITES FOR HEALTH CENTRE
(Please refer to Figure 6 - ‘Development Framework’ for site locations) Site Strengths Weaknesses Dependencies Stakeholders/key to delivery
1 Auction Mart § Existing land safeguarded within § Dependant on applicant § Developer actively § All developers in village planning brief and outline planning developing the site developing the site via developer contributions application § Brownfield land: potential § Clarity on build out § John Swan & Sons § Central to village: adjacent to core remediation works rates: trigger point for developing the site facilities identified need for § NHS Borders § Adjacent to public transport links expanded facility? § SBC PED/Tech § Potential to front onto proposed Services village green § Sufficient land available to accommodate additional community facilities + parking § Potential to reuse existing landmark building (Auction Mart building) as focal point
84 2 Baxter Johnson § Central to village: adjacent to core § Current site ownership not known § Feasibility of § Current landowner site/former rail facilities § Current feasibility of building conversion/reuse § All developers in village goods shed § Adjacent to public transport conversion not known established via developer contributions links/pedestrian § Brownfield land with likely § Purchase of/CPO § NHS Borders § Efficient re-use of brownfield land contamination served on 3rd party land § SBC PED/Tech and potential landmark building § Site capacity for parking etc Services SBC (currently derelict) potentially limited § Key gateway site from southern § Access may be dependant on expansion some/all of new road link to the south
3 Langlands Mill § Reasonably accessible to all § 3rd party ownership § Feasibility of § Current landowner § Efficient re-use of brownfield land § Current feasibility of building conversion/reuse § All developers in village and potential landmark building conversion not known established via developer contributions (currently derelict) § Brownfield land with likely § Purchase of/CPO § NHS Borders contamination served on 3rd party land § SBC PED/Tech § Site capacity for parking Services potentially limited, though opportunities for additional community uses in derelict buildings.
85 Potential Sites for Health Centre: conclusions of appraisal against criteria
3 1 2 Baxter Langland Auction Johnsto s Mill Mart n site
1.Accessible to all: centrally located adj. to other community facilities � � � 2.Deliverable: demonstrate cost effectiveness, little/no land title constraints and efficient use of land � � �
3.Site capacity to deliver integrated health and social care facilities � � � 4. Creating opportunities for additional benefit to village centre regeneration (e.g. reuse of derelict bdg, catalyst for other devpt.) � � �
86 Appendix 4: Summary of Key Outcomes from Consultation
The following topics were commented on, and the comments have been taken into consideration in the finalisation of the Development Framework.
Key Objectives Feedback indicates that while people are broadly in support of the objectives of the Development Framework, there is a need to clarify how any physical village centre regeneration will be implemented, by whom and within what timescale. Information regarding phasing of village centre improvements, employment and retail investment, education and other community infrastructure was sought, inter-related to the potential phasing of developer-led housing.
Access Traffic volumes, parking provision and linkage to the A68 were general areas of concern. The need to avoid creation of a ‘rat-runs’ in the village centre was raised. At the other end of the scale the risk of the village centre becoming a ‘backwater’ due to the new A68 access via the proposed roundabout was also a concern. Responses seemed to indicate that the community are broadly supportive of the new A68 roundabout as creating a safer road junction than that which exists. Potential future linkage to the A68 from the proposed Auction Mart redevelopment was also noted by one respondent as desirable.
A number of respondents referred to the impact of Scottish Borders Council HQ on traffic in the village centre, with particular reference made to parking. While it was generally held to be a positive presence within the village, the volume of parked cars generated by HQ was of particular concern, and the need to consider this within the future of the village centre was highlighted.
Open Space The need for a ‘civic park’ type facility as a public open space to serve the whole village was welcomed by all respondents who commented on open space. The need for this to be centrally accessible to all was noted by most respondents on this issue, in or near to the village centre. Scope for interlinking this with school provision and playing fields was also highlighted by some as important.
Play provision was highlighted by a number of respondents as important, with specific reference made to a central play facility similar to that at Tweedbank that could serve the whole village. The need to locate this somewhere accessible and to consider risk of vandalism was raised.
Sites: 1 – within Southern expansion area 3 2 – within Western expansion area 2 3 – within Auction mart site 12 4 – within Melrose Road site 0
Education The delivery of a new single school (rather than expansion of the existing or a 2-school arrangement) was broadly supported, however the timing and delivery of this was questioned,
87 particularly as to whether the Council can forward-fund any school provision and what interim arrangements will be made.
General comments were made regarding the importance of a new school being centrally accessible, to encourage social integration. The preferred location out of the options put forward was on the SBC Roads Depot.
Sites: 1 – existing school 0 2 – within Western expansion area 0 3 – within Southern expansion area 0 4 – within Roads Depot site 13 Other – within Auction Mart 2
Health Centre Various locations for the health centre were put forward. Of these, the preference was split across a new health centre within the Auction Mart site or within the Former Engine Shed.
Generally the feeling was that it should be in or near to the village centre and bus routes.
Sites: 1 – within Auction Mart 9 2 – within former Rail Goods Shed 5 3 – within Langlands Mill building 0
The Village The Village Centre The need to reinforce the existing village centre was agreed, with some specific suggestions. Questions were raised about the phasing and delivery of village centre enhancements, in relation to developer-led housing.
The presence of SBC headquarters was acknowledged by many respondents as an important influence on the village centre, and as such should be included in the village centre section of the Development Framework, considering the land use and environmental quality around the headquarters complex. The long-term future of the headquarters was also questioned - if the Headquarters was to be relocated this would have significant implications for the centre on the landtake and the parking/traffic impacts, as well as the economic impact on local businesses. It was suggested that this therefore forms part of the Development Framework.
Suggestions such as the remodeling of the Coop building and adjacent industrial units to create more appropriate, high quality building design in the village centre were put forward.
Affordable Housing The need to consider affordable housing for local people was raised as an important consideration, as was the provision of sheltered housing. Affordable housing as a potential land use was suggested for the site on or adjacent to the existing Cooks Van Hire site.
88 Employment: Business & Retail The need to engage with existing businesses in the village was raised. The need also to think more holistically about employment land use in the future was suggested, in particular the mix of uses/businesses envisaged for Tweed Horizons.
I.T Infrastructure No comments
Energy Efficiency The need to consider renewable energy, linking to the Biomass facility at Charlesfield, for the whole settlement was suggested as important, particularly relating to newbuild houses and other large land uses such as SBC Headquarters. This raised the question of the long-term future of the Headquarters in NSB.
Wider Access for All Enhancements to the path network were widely welcomed, with specific recommendations made regarding links to the Eildons and the Tweed. The continued involvement of the community in establishing any proposals was requested. Clarity was sought on who would deliver path improvements on or adjacent to privately owned land.
Delivery Feedback indicates that while people are broadly in support of the objectives of the Development Framework, there is a need to clarify how any physical village centre regeneration will be implemented, by whom and within what timescale. Information regarding phasing of village centre improvements, employment and retail investment, education and other community infrastructure was sought, inter-related to the potential phasing of developer-led housing.
Comment was also made regarding the need to consider the possibility of the Auction Mart not going ahead in time to deliver proposed enhancement in and around the village centre as part of the Development Framework.
Other Comments
New Housing The design of new housing was noted as of concern – with the general issues of design quality, local identity and sustainable design raised as important factors across the expansion sites.
Consultation and Community Engagement Objections were made by the Community Council regarding the length of time given for feedback on the Development Framework, with a specific request for more active engagement on future work.
Waste Water Infrastructure Scottish Water highlighted concerns regarding the current capacity of the Waste Water treatment works and the local sewerage network, which will be reflected through the planning application process relating to specific development sites.
89 Key Sites Some specific sites were put forward as recommendations to be included in the Development Framework in their own right, and appropriate future land uses identified:
Langlands Mill site. Relocation of Cooks Van Hire Serviceline Garage relocation Elders Yard – alternative uses such as Cooks Van Hire/Serviceline Engine Shed – various uses suggested Relocation of SBC Roads Depot. Existing school site The burn/bridge at St Cuthbert’s Way as a recreation/tourism node A protected field between Bowden burn and Railway Hotel Disused railway Waverley Place north to By-pass
Shared Vision for the Village Centre – Contribution from an Urban Design Perspective
Comments / Feedback
Village Centre Important to ensure local businesses are retained within the village centre and new opportunities for retail / commercial facilities and services are provided. Ensure road layout into the centre can still accommodate large delivery vehicles, particularly for the Foodstore. Any new build should try and incorporate materials/ colours /design aesthetics of existing village. Lorry park could potentially be relocated alongside proposed new Auction mart site.
Melbourne Place Extend Melbourne Place as the key retail focus for the village centre. Develop streetscape design to ensure local bus services/ bus stops can be accommodated without congestion. Access to housing via vennel at Melbourne Place into Station Court – suggestion to restrict to pedestrian / cycle access only. Provide new access for vehicles from access road in the Auction Mart site. Consider pedestrian footbridge as a link from bottom of Bowden Road into village centre. Consider direct link into a new build property, which could be a shopping centre.
Waverley Place Query as to how far streetscape works would extend Location of many services – often roadworks - Concern about traffic congestion. Concern about traffic congestion around Waverley Road with traffic coming from junctions at Sprouston Road and the Council’s car park.
Auction Mart site access Suggestion of link road into north end of Auction Mart site via Langland mills as an alternative traffic route into the Auction Mart site to disperse traffic.
HQ car park Consider relocating Council HQ staff parking to the north end of the village.
90 Council Depot Opportunity to relocate the Council Depot from its current site and utilise this site for regeneration.
Front area of HQ Opportunity to enhance area around the war memorial and the toilet block.
Link route Suggest limiting route from old village via Tweedside Road to new village centre to pedestrian/ cycle access only.
91 Appendix 5: Existing and planned village characteristics
Existing Village
Distinct areas within the village Existing village Focused on the centre former Railway Hotel, local retail units and banks.
Red sandstone buildings addressing the main street
Council HQ Large office building with substantial car park in central village A number of temporary buildings overspill development around main buildings
Council Depot Located south of Council HQ, heavy goods vehicles requires access, creates heavy traffic through village
Auction Mart Existing Mart creates heavy traffic through village and village centre
Langland Mills Former mill buildings with some existing business use Residential areas within the The old village Traditional village residential buildings following the topography of Bowden Burn Red sandstone buildings addressing the street
92 Whitefield Crescent Residential area from 1970’s Location for small play area
Sergeants Park/Park Residential area Crescent/Park in close relation to Avenue the school, playing fields and Council HQ Public areas Village centre Mainly used for centred around old parking cars. No Railway Hotel focus on providing public space Open Space/Play Areas George V Playing Playing Fields Fields used by school and public, includes play area
Play area at Smaller play area Whitefield Drive in residential area
Roads Existing A68 Busy trunk road
Former route of A68 Busy route through the village Links to the existing A68 Large number of heavy vehicles use the route
Bowden Road Main link to residential areas, Council Depot and villages further west
Sprouston Road Main link from former A68 to primary school and community centre On-street parking can make passing difficult at peak times Planned Development Residential Southern expansion Large, planned area residential expansion area on agricultural land to the south of existing village,
93 Western expansion Large, planned area residential expansion area on agricultural land to the west of existing village, included in NSA and AGLV and located close to existing primary school Mixed use Existing Auction Mart Allocated for mixed use, predominantly residential and community use. Subject to approved Planning Brief and planning application (approved subject to conclusion of legal agreements) Relocation of existing use planned, but delayed because of current economic climate and implications related to development viability Employment Tweed Horizons Large, planned expansion expansion of high amenity employment land Sensitive setting close to River Tweed and Dryburgh Abbey Village regeneration Village centre Regeneration focus on provision of improved civic space and public park. Improvement of pedestrian/cycle and vehicular links to planned and redeveloped
94 Other potential development Langland Mills There are a number of areas Council Depot sites within the village Existing Auction Mart that can offer Existing Cooks Van redevelopment Hire site opportunities. The sites Former Baxter are either vacant, may Johnston site become vacant in the Elders Yard village regeneration Existing school site process or would benefit from redevelopment to Railway Hotel achieve a more appropriate village centre use.
95 Appendix 6: Strengths, weaknesses, opportunities and threats related to development areas Langland Mill Strengths Weaknesses Located in close proximity to village Owner previously unwilling to redevelop centre Location not optimal in relation to Allocated for redevelopment in the Local southern expansion area Plan Opportunities Threats Redevelopment of the site can Unknown condition of the building, may accommodate community facilities, if a not be suitable for reuse. requirement is established Possible potential to reuse existing buildings which would reflect the history of the village
Council Depot Strengths Weaknesses Village centre location Potential contamination on site could Redevelopment would provide more be costly to remediate suitable use for village centre Located close to southern expansion area and in proximity to western expansion area Opportunities Threats Opportunity for improved and safer links Cost of relocating existing activity to more to southern expansion area if industrial suitable location use was relocated Redevelopment to more suitable village centre land use would reduce heavy traffic in village centre Redevelopment could incorporate short term parking to relieve village centre
Existing Auction Mart Strengths Weaknesses Planning application for redevelopment If not developed according to original approved (subject to conclusion of legal timescale, incorporation of new health agreements) centre may need to be reconsidered. Approved Planning Brief outlines plans for Dependant on availability of NHS funding redevelopment of the site if health centre was to be developed Plans for new facility to relocate Auction within the site Mart have been approved pending legal agreement by the Council Central location in village centre
96 Opportunities Threats Redevelopment to more suitable Recession may delay redevelopment of village centre land use would reduce the site heavy traffic in village centre Development dependant on relocation of Relocation of the existing Mart would Auction Mart to new facility. give opportunity to redevelop village centre and incorporate civic space and community uses in development
Existing Cooks Van Hire site Strengths Weaknesses Village centre location Successful redevelopment dependant on Redevelopment could provide more relocation of existing business, including suitable village centre use their offices, to a more suitable site Relocation of existing business would improve traffic flow through the village centre, especially coming from the south Opportunities Threats The site could be considered for a Potential contamination on site could be number of uses or a combination of uses costly to remediate (short term parking, affordable housing)
Former Baxter Johnston site Strengths Weaknesses Potential for reuse of existing buildings Existing redevelopment plans excludes which would reflect the history of the short term parking option for the site, village although in the short term there may be Redevelopment could encourage use scope for some parking between the more suitable to village centre location redevelopment site and the Council Depot site Opportunities Threats Current pending application can create Ownership – potential link to village opportunity to create pedestrian and centre is dependant on successful cycle connection between the southern negotiations with landowner expansion area and village centre Opportunity for local business to relocate within the village
Elders Yard Strengths Weaknesses Location between village centre and Possible need for existing business to southern expansion area relocate depending on preferred future Part of site not currently in use land use Opportunities Threats Removal of old access constraint on the Dependant on link from former A68 to
97 Cooperation between multiple landowners Site could be considered for a number of required to achieve new road link uses (housing, high amenity employment)
Existing school site Strengths Weaknesses Within walking distance from village Located on the edge of existing centre settlement and more then 400 metres Located close to community hall from the southern expansion area Access and landownership Opportunities Threats Located close to the western expansion area
Railway Hotel Strengths Weaknesses Village centre location Multiple ownership may constrain Listed building - major contributor to the redevelopment village character Opportunities Threats Improvement of village centre activities Lack of improvement could adversely can increase footfall and viability for impact on other efforts to improve new/existing businesses village centre.
98 Appendix 7: Existing housing tenure in Newtown St Boswells
In order to assess the anticipated impact that the development proposals may have upon the existing settlement, it is necessary that the existing housing provision is identified. In 2001, 1,199 people resided in the settlement within 547 households. The housing types represented within the village are as set out in tables 1 and 2:
Table 1: Housing Type by Tenure (no. of people) Dwelling Type Owner Occupied Social Rented Private Rented Total
Detached 124 11 17 152
Semi-detached 425 203 29 657
Terraced 106 93 14 213
Flat/ maisonette 69 100 8 177
Total 724 407 68 1199
Source: Census 2001
Table 2: Housing Type by Tenure (no. of households) Owner Occupied Social Rented Private Rented Total
Detached 55 7 8 70
Semi-detached 166 83 12 261
Terraced 53 52 8 113
Flat/ maisonette 37 60 6 103
Total 311 202 34 547
Source: Census 2001
The current provision of affordable housing in Newtown St Boswells is as follows:
Table 3: RSL Summary of Newtown St Boswells RSL Apt Size Total
1 2 3 4 5+
Eildon (amenity) 0 8 0 0 0 8
SBHA (general needs) 6 55 57 23 3 144
99 Waverley (general needs) 2 7 28 5 2 44
Total 8 70 85 28 5 196
Source: Annual RSL data March 08/09
100 Appendix 8: Eco-Homes
This standard is assessed using the Building Research Establishment Environmental Assessment Method (BREEAM) and can be applied across the spectrum of housing types. The Eco-Homes excellent standard can be achieved through creative design such as making best use of natural daylight and choosing construction materials that are appropriate to the climatic conditions of the development site. This means that even starter homes which are very price sensitive can be built to these standards (where the incorporation of technologies such as solar panels and wind turbines may not be financially viable).
The Eco-Homes standard includes making full use of energy conservation techniques, including: Reduction of primary energy use and reduction of CO2 emissions through, for example, the siting, form, orientation and layout of buildings which maximise the benefits of heat recycling, solar energy, passive solar gain and the efficient use of natural light; and the use of planting to optimise the balance between summer shading and winter heat/daylight gain. Reduction of water consumption through for example use of water butts for garden use, low- water consumption white goods, showers and WC’s and grey water recycling for internal use. Green specification of materials including those for basic building elements and finishing elements. Reduction of construction waste through for example sorting and recycling construction waste on-site. Designing for life-cycle adaptability.
Construction methods for all developments in Newtown St Boswells should allow for building deconstruction which enables fittings and materials to be re-used and / or recycled at the end of the building’s life.
101 Appendix 9: National and local sustainability policies
Development proposals must comply with all relevant national policy to reduce carbon emissions from development, to achieve high standards of energy conservation and to provide on-site renewable energy production. These provisions are highlighted in Policy G1 (5) – ‘Quality Standards for New Development’ of the Local Plan and in the ‘Renewable Energy’ SPG. Developers must comply with these policies and provide evidence of how they have addressed them through an energy statement.
The Scottish Borders Structure Plan Policy I21 “Small Scale Renewable Energy Technologies” states:
“All developers, whatever the nature of their proposals, will be encouraged to consider the potential to use materials, designs and technologies which either reduce the impact of energy consumption or reduce the environmental impact of energy generation when formulating proposals.”
The Local Plan Principle 1 ‘Sustainability’ states: “In determining planning applications and preparing development briefs, the Council will have regard to the following sustainability principles which underpin all the Plan’s policies and which developers will be expected to incorporate into their developments…” “ …(5) the efficient use of energy and resources, particularly non-renewable resources.”
Local Plan Policy G1 (5) identifies the standards which will apply to all development, including that: “…in terms of layout, orientation, construction and energy supply, the developer has demonstrated that appropriate measures have been taken to maximise the efficient use of energy and resources, including the use of renewable energy and resources and the incorporation of sustainable construction techniques in accordance with supplementary planning guidance referred to in Appendix D,”
The planning system supports low and zero carbon development through the use of energy efficiency, micro-generation and renewable energy systems. The Council’s approved SPG on ‘Renewable Energy’ requires all future developments with a total cumulative floorspace of 500m2 or more to reduce carbon dioxide (CO2) emissions by 15% beyond the 2007 Building Regulation CO2 emissions levels. This 15% reduction should be considered a minimum requirement.
The SPG on Renewable Energy states: (1) The Council now requires all future developments with a total cumulative floorspace of 500m2 or more to reduce carbon dioxide emissions (CO2) by 15% beyond the 2007 Building Regulations carbon dioxide emission levels. (2) To achieve this 15% reduction, consideration should first be given to energy efficiency and building design measures. (3) Where the 15% reduction cannot be met through energy efficiency and design measures then on-site low or zero carbon technologies (LZCT) including renewable energy systems should be used. (4) Developments under 500m2 are also strongly encouraged to achieve an additional 15%
102 reduction in carbon dioxide emissions through these measures. (5) All applications for planning permission will also now require a statement on how energy efficiency measures and low and zero carbon technologies have been incorporated into the development proposal.
Planning Advice Note 84 Reducing Carbon Emissions in New Development (PAN84) provides information and guidance on achieving and demonstrating reduced CO2 emissions.
To achieve the required reduction in CO2 emissions all new development should first give consideration to energy conservation measures and sustainable design and construction techniques to reduce energy demands. Once energy demand has been minimised consideration should then be given to the use of low and zero carbon technologies (LZCT) for on-site heat and / or power generation. LZCT includes community heating schemes and combined heat and power schemes which would serve the development as whole.
Developers must submit a statement for the Council’s approval detailing how energy efficiency measures and low and zero carbon technologies will be incorporated into the development proposal, and the level of CO2 reduction that will be achieved.
In this respect, developers should bear in mind the timescale for development in relation to Government proposals for progressive increases in CO2 reductions to meet the 2016 target of net zero carbon emissions for new dwellings. The Climate Change Act (2008) puts a further onus on improving carbon management and reducing greenhouse gas emissions. This act introduces measures targeting carbon emissions such as the use of biofuels and carbon neutral development. Council aspirations are in line with Government thinking. Meeting these targets is increasingly likely to involve site-wide approaches and communal energy technologies rather than installations on individual dwellings.
Broad guidance on the CO2 emissions reductions achievable from a range of sustainable energy technologies is provided in the table below: Scale of Name of technology Potential CO2 technology emissions reduction
Site-wide/ Biomass district heating Up to 70% communal
Gas combined heat and power (CHP) Up to 50%
Biomass combined heat and power (CHP) Up to 50%
Wind turbine(s) Up to 50%
Individual Biomass boiler Up to 65% dwelling
Solar photovoltaic cells / panels Up to 35%
Ground source heat pump Up to 35%
103 Advanced improvements to the building fabric Up to 30%
Solar thermal hot water Up to 25%
Air source heat pump Up to 20%
Intermediate improvements to the building Up to 20% fabric
Micro wind turbine Up to 5%
Micro combined heat and power Up to 5%
Source: Entec report for Scottish Borders Council (April 2008)
This table is for indicative purposes only. The Energy Saving Trust and specialist suppliers and contractors will be able to provide up-to-date information and advice which may be of use to developers in formulating proposals.
104 Appendix B - Consultation Responses Contributor Summary of consultation response Council response Recommendation Buccleuch Property The planning framework must remain The document has been written as a No change. flexible to cope with changes. flexible document for implementation, but retaining key requirements for any development. Clarity required for development Requirements for contributions are set out No change. contributions need to be in line with in the Development Framework. The economic conditions governing housing Council policy for contributions includes a development at the present time. The degree of flexibility. This is set out in the ability to phase development SPG on Development Contributions: contributions is welcome. “Depending upon the prevailing economic climate, housing markets and the availability of development finance, factors that are understood and acknowledged by SBC, commercial project viability can be significantly affected. SBC appreciates that the effective co-ordination of development costs with revenues can be critical to project viability. Consequently and where appropriately demonstrated, the contribution settlement point(s) within anticipated development programmes will be negotiated, agreed and factored into a S75 legal agreement in a manner that will assist with facilitating the building out of proposed projects.”
“Should it be satisfactorily demonstrated that even the sympathetic scheduling of a contribution settlement point(s) would inhibit development, SBC can, where appropriate, vary identified contribution
1 requirements to assist with facilitating the project’s commercial viability. If an applicant can satisfactorily demonstrate to SBC on a confidential “open book” basis that the strict application of policy would render an otherwise commercially viable project commercially unviable, then contribution requests may, where appropriate, be negotiated and varied.”
Planning and Building Standards committee and in some cases Full Council make the ultimate decision on any deviation from the policy. Para 2.6 - Fundamental to the success The Council’s Development Contributions No change. of the expansion, the new mart site and policy is flexible and considers different the existing mart site is the roof tax approaches. The roof tax approach will be approach to development contributions considered by the Council. rather than expectation of upfront payments. This requires the Council to secure prudential borrowing to meet some upfront costs. Para 2.20 - Buccleuch/Elphinstone The content of the masterplan produced by No change. (B/E) have undertaken community Buccleuch/Elphinstone has been consultation (included more integration considered in producing the Development with the village centre) which Framework and has influenced the significantly influenced the masterplan document. Any details of the and should therefore be treated as a redevelopment will be determined at material consideration in determining detailed planning application stage. plans for the regeneration of the town centre. Para 3.12 - New pedestrian/cycle The cycle routes from the west (shown in It is proposed that figure 8 and linkage to the west included in B/E Fig. 11.4 B/E Masterplan) are not shown in paragraph 4.59 will be masterplan and should be adopted in figure 4 of the Development Framework amended to clarify the cycle the development framework. because of the scale. It is proposed that
2 figure 8 and paragraph 4.59 will be routes. In addition, paragraph amended to clarify the cycle routes. In 4.59 includes ‘g. Proposed addition, paragraph 4.61 includes ‘g. cycle/pedestrian link to the Proposed cycle/pedestrian link to south.’, and paragraph 4.61 the south.’, and ‘Link ‘j’ will provide a link between the two expansion areas.’ includes ‘Link ‘j’ will provide a link between the two expansion areas.’ Changes will be required in 4.60 to reflect the above changes. Para 4.6 – Maximum flexibility has to be The policy on Affordable Housing accepts a No change. applied to provision of affordable range of different mechanisms for delivery housing and clear focus on threshold of affordable housing. Developers should below which an open market sale is present any proposals on how to deliver considered as subsidised low cost affordable housing in a way that homeownership and therefore qualifies demonstrates commitment to delivery. as affordable. Mean household income provides a starting point for assessment of the suitability of subsidised low cost homeownership as affordable housing. Para 4.7 – Collaborative approach The opportunity for RSLs to landbank No change. required so land suitable or allocated would safeguard land to meet future for affordable housing is used as such housing need as it is not realistic for RSLs rather than land banked. to dedicate disproportionately high levels of resources to one settlement. This would provide flexibility for future affordable housing provision and delivery mechanisms. Para 4.13 – Noted that the Council is The report from AEA (2008) concluded that No change. encouraging delivery of district heating there would be substantial energy and systems based on renewable energy environmental benefits at an investment resources. This should be based on return that is attractive on a public sector evidence and the contributor believes investment basis. that a report commissioned by the Council around 2008 was not
3 conclusive in its findings. Para 4.20 – The contributor has The delay in redeveloping the existing No change. considerable doubt about the timeframe Auction Mart would have detrimental for the relocation of the existing mart. effects on the redevelopment of the village Consequently this must not be allowed centre. SBC are in discussion with John to delay the delivery of the remaining Swan on how to progress the application village. for the existing Auction Mart. SBC does not have direct control of the redevelopment of the existing Auction Mart. Para 4.32 – Aspiration that new school As stated in paragraph 4.32 the Council is No change. should provide improved access requesting an improved access to Bowden arrangements from Bowden Road but Road. This link was discussed with Council no indication in development framework officers during the preparation of the how this could be delivered. During masterplan for the outline planning negotiation of the B/E masterplan there application. The link will improve was reluctance by the Council to see connection between the southern and any road linkage from the Bowden western expansion areas. Road to the southern expansion area. Para 4.33 – There is spare capacity at To consider changing catchment No change. Selkirk High School and this should be boundaries current policy requires an taken into account demonstrating a educational benefit to be demonstrated. flexible and accommodating approach. There is currently no basis for this. Para 4.36 – New health centre should Noted. No change. be provided by developers in partnership with the NHS to procure the right facilities. These facilities would be made available on rental basis to NHS. Subsequent investment sale will help fund the development process. Para 4.55 – What level of contribution The roundabout on the A68 is required for No change. will Tweed Horizons and the business the development of the expansion of allocation on the east side of A68 be Newtown St Boswells. making towards the new roundabout? It is not Council practice to seek development contributions from
4 industrial/business development. The need for the roundabout (5 arms) is identified in the Transport Assessment for the Newtown expansion (09/01005/OUT) and the requirement is not linked to the future employment development. Para 4.77 – Fails to recognise The content of the masterplan produced by No change. significant work undertaken by B/E for Buccleuch/Elphinstone has been masterplan. This must be treated as a considered in producing the Development material consideration. Framework and has influenced the document. There are clear connections between the landscape framework in the Development Framework and the revised landscape framework submitted as part of application 09/01005/OUT. Any details of the development will be determined at detailed planning application stage. The framework is a valuable tool but The Development Framework set out the No change. must not be used as a material Council’s approach and the key consideration in determining requirements for development and forthcoming planning applications. In regeneration, including the provision of key particular, there is still a case to retain facilities and development contributions. the primary school on the current site The Development Framework is a key rather than construct a new school. consideration in determining planning applications. The main reasons for the existing primary school site not being suitable for the expanded school is the location on the edge of the village, an increasingly poor traffic situation, the difficulties associated with building on a George V Playing Field and the difficulties of providing suitable walking and cycling routes to the site. If these issues changed the existing site could be reconsidered, but this would be dealt with as exception.
5 The framework is comprehensive and The Council does recognise the work No change. addresses the principal issues however undertaken by Buccleuch/Elphinstone and fails to address delivery or recognise incorporate parts of the masterplan. The the work already undertaken (B/E Development Framework sets out Council’s masterplan, planning statement, approach for development and landscape framework, section 75 redevelopment for the whole of Newtown St negotiations). Boswells and not just the expansion area. Flexibility is required to deliver The Council’s Development Contributions No change. developments of this scale which are policy is flexible and considers different actively encouraged by the Scottish approaches. The roof tax approach will be Government. The Council needs to take considered by the Council. a lead role in the process by way of prudential borrowing for enabling infrastructure and recovery through roof tax contributions on sale of units which is both fundable and deliverable in the current economic climate. Newtown St Boswells & Eildon Background: Despite community The Development Framework has taken No change. Community Council requests the following sites have not into account the appraisal process, site been included in their own right in the allocations and site requirements in the Development Framework and no consolidated Local Plan. Strengths, feedback has been received by the weaknesses, opportunities and threats contributor as to why not. (Langlands were identified for a large number of sites. Mill, Elders Field, Disused North The appraisal process assessed a number Railway Embankment, Vacated School of uses against different sites. The Site, Cooks Van Hire Site, Baxter preferred sites were then taken forward as Johnston Site, Serviceline Garage Site, options in the Development Framework. North Oil Depot & Adjacent Field Next Sites not identified in the Development To Bypass) Information on past and Framework can still be assessed for current use and preferred future use are redevelopment at planning application included in the contributors full stage. consultation response.
Community consultation: The The criticism regarding consultation with No change.
6 Community Council has requested from the community is not substantiated by the the start of the redevelopment project to facts. The local community has been have full involvement and real involved in the process of identifying and engagement in drawing up the plans for planning the expansion area and the the village redevelopment, but this has regeneration of the village centre. This has not happened. been through consultation on draft documents, workshops and meetings. Over The contributor feels that SBC and above the consultation on the Local unilaterally decide on what has to be Plan a consultative draft of the studied, SBC officers carry out studies, Development Framework was published in SBC make recommendations and only November 2009 and community then was the community asked to make engagement events took place in comments. December 2009. In October 2010 - January 2011 an initial draft plan and vision for the The community was invited to a walk-in village centre was presented to display board presentation in December stakeholders including key 2009 and SBC representatives were landowners/developers, Council elected there to answer questions but members and the Community Council. subsequently the community was given There have also been a number of very little time to make written Newtown St Boswells & Eildon Community comments. No information before Council Sub Group Progress Reports and / Council meeting on if the community’s or Meetings since 2009. comments were taken onboard before taken to P&BS Committee. The Community Council requested an informal pre-consultation stage which took In February 2011 a diagram of a place mid-January to end of February proposed new village centre was 2011. Information was presented on the presented. The village had no prior Council’s website and the Community involvement in compiling the diagram. Council’s notice board. Comments were to be taken onboard although the diagram could not be The public consultation on the draft displayed on Notice Board or shown to Development Framework (incorporating the other villagers. Further presentation to Village Centre proposals) ran for 12 weeks the full Community Council and a small and finished in September 2011. number of people made comments. No
7 changes could be seen when the formal Papers presented at committee meetings consultation commenced. are made public one week before the meeting and are available for the public to Villagers have had no prior information view on the Council’s website or at Council before decisions have been made on HQ. major issues affecting Newtown St Boswells (inclusion of 900 houses in the The consultation on the expansion of LP, planning officers recommendation Newtown St Boswells has included public to give outline planning approval, consultation on the different stages of the development framework was approved Local Plan and the Development for public consultation. It was known to Framework, it has also included special SBC that the local Councillor, sitting on events with Council officers and with Allan these committees, had no contact or Swan from Bain Swan Architects who was attended a single Community Council working for the Council drawing up meeting for years. proposals for the redevelopment of the village centre. Given the size and scale of More information was requested during the development, community consultation the 12 week consultation in relation a has been over and above normal number of areas. Contact names were requirement. It is the responsibility of the provided, with the exception of Council to use the expertise in the Technical Services, no meetings took organisation to draw up the preferred place during the consultation period. options and present these to the public and The contacts could give no reassurance to elected members to comment on. that SBC were looking into how the matters in the Development Framework As part of the consultation response from could be implemented leaving the The Minister for Local Government and village with the conclusion that the Planning, Aileen Campbell states that: development Framework was no more “Scottish Planning policy supports the than words. Lack of participation and effective and meaningful engagement in engagement has left the Community the planning process and it is encouraging Council feeling detached from the to see this in practice, together with the development plans and very uneasy development of a clear vision for the long- about being forced into formal term future of Newtown St Boswells.” consultation periods and uncertain about how much real involvement they The developers of the southern and
8 will have in the future. The village western expansion areas have had continues to request more information, separate consultation with the community real engagement and participation as in the process of developing the outline recommended in the Scottish masterplan. Executives Planning Advice Notes. The village would like to be involved in discussions to jointly reconsider the Development Framework plans and move forward to compile a plan to make the Development Framework come into life and a reality. Consultation and project management plan for the future is urgently needed.
Development Framework:The o The Development Framework sets out No change. contributor suggests that the Key the key requirements for the expansion of Objectives should include: Newtown St Boswells and the regeneration of the village. The increased o To ensure that new development population, links to the village centre and positively contributes to the improvements in the village centre will vibrancy/vitality/success of the increase footfall in the village. The existing village and its community increased footfall will contribute to (extract from SBC Development Brief vibrancy and vitality of the village centre. 1) o Provision of a tangible job creation o It is outwith the scope of the No change. plan for local people Development Framework as a planning document to create a job creation plan. The Council’s Economic Development section work to promote economic development and support job creation across the Borders.
9 o Provision of improved community o The Development Framework set out the No change. facilities of all ages possibility to include community facilities in the redevelopment of the village and the expansion area. It is outwith the scope of the Development Framework as a planning document to set out details of what community facilities may come forward. o Provide opportunities for tourism o The Council’s Economic Development No change. through marketing, facilities, signage section support the promotion of tourism and provision of accommodation along with VisitScotland and the private (Extract from SBC Development Brief sector in the Borders. It is outwith the 1) scope of the Development Framework as a planning document to set out a tourism action plan for the village.
Village regeneration (new civic square): The aim for the vision set out in the No change. Fully pedestrian area required to Development Framework is to create an separate people from traffic and to environment in the village centre which make it possible to move between calm traffic and give priority to pedestrian. shops without crossing the road. Not The location of the Coop in the heart of the considered acceptable or safe that the village together with public buildings, as the food store is positioned on an island old Mart and the Health Centre, will with roads on all sides. enhance the public character of the place and attract regular visits to the village Square should be of sufficient size to centre. hold farmers market and village gatherings and be level for ease of use The vision includes a new civic square to for elderly and less able. improve the sense of place in the village centre, attract visits to the village centre Shops and small businesses are and to act as a place for farmers markets, planned but not included in consultants events and other activities. As such the
10 diagram. Village knows of no strategy, square will be designed to be accessible plans and resources allocated. High and user friendly for events. priority for village to bring back vitality to village centre. Shops and small Additional retail spaces, at the existing businesses are planned but not industrial units at the back of Coop, are included in consultants diagram. Village included in the proposal for the knows of no strategy, plans and regeneration of the village centre set out in resources allocated. High priority for the Development Framework. village to bring back vitality to village Redevelopment sites within the village centre. gives further opportunities for retail/employment uses. It is outwith the scope of the Development Framework to set out details of how it will be implemented. The private sector will need to put forward proposals for implementation.
The framework (paragraph 3.13) suggests that a regeneration fund is set up to manage funds related to projects to improve the public realm particularly in the village centre. Suggested position of Health Centre The principal of the location of the Health No change. needs discussion since positioning Centre, as suggested the Development could bring more light and grass into Framework, is to strengthen the public square. character of the village centre and attract visits to the centre. The detailed position of the Health Centre will be determined at detailed application stage.
The village has no information on the The Development Framework sets out the No change. restoration of the Auction Mart and importance of the regeneration including would like to have discussion to find out the Mart building, preferably for community what options are available and use. Future use of the building will depend
11 information on how it is to be restored. upon the proposals for development of the Mart site.
Village regeneration (car parking and A Transport Assessment (TA) would be No change. movements): Car parking, traffic and premature at this stage as the number and movement has high priority for the nature of housing and business village, therefore a Transport developments in the village centre are Assessment study has been requested. unknown at present. A TA will be considered at detailed planning application Development Framework is at high stage. level but it is impossible to make valid comments on parking without Disperse parking is promoted in the information from Transport Assessment Development Framework to avoid large analysis. areas of parking spaces. Indicative parking requirement as included in the Requested TA should be used as an Development Framework is adequate at ongoing tool. It should take into account this stage. Parking standards would need different stages of house building and to be met at detailed planning application initial assumptions of different number stage. of shops/small businesses so parking and traffic movement levels can be seen for each scenario.
Need to ensure adequate parking so important not to allocate all land in the village centre to housing. General development requirement Noted. No change. (housing and design): Adoption of Place making and design SPG guide in the Development Framework is very welcome.
Some affordable housing are required The Council’s policy on Affordable Housing No change.
12 for local people, but it should be born in can be met through a number of different mind that 87% of existing housing mechanisms. It is not expected that the originates from Council housing and provision of affordable housing will be many terraced properties. Important delivered through one mechanism, for with better balance so that all social example public rented properties, but a mix groups are represented in the village. of different tenures. The implementation of affordable housing will be carried out by RSLs and the private sector in agreement with the Council. The current level of social rented housing in Newtown St Boswells is 32% and the level of owner occupied homes is close to the average for Scottish Borders. Affordable and rented accommodation There is a range of criteria to be considered No change. priority to be given to local people which and for applicants to meet to be successful the contributor understand has been in the application for affordable housing. discussed at government level. Living and working locally is included in the criteria.
More sheltered housing required for The Council’s policy on Older People’s No change. local people. Services is being transformed and will in the future have more focus on giving care at home to promote independence. General development requirement Noted. No change. (open space): Development Framework comments generally good but the community would like some discussion on this. Strong preference for new school to be The Council depot is the Council’s No change. positioned centrally, possible on the preferred option in educational and Council Roads depot site. Required planning terms, but the site is not currently outside space could be located on likely to be deliverable for a number of corner of Southern development in reasons. Therefore, the Council’s preferred planned recreational area if not possible alternative is a location in close proximity to
13 to have on Depot site. the village centre within the southern expansion area. No mention made in Development If the existing school site became available No change. Framework of plans to use the existing this would create an opportunity for school site when it is vacated. redevelopment. Community would like to be involved in discussions for its future use.
Community facilities (shops and small The Council contribute by improving the No change. businesses): High priority to see the village centre and through the allocation of new village centre with shops, small preferred sites and potential support businesses and retail outlets. No programmes to encourage inward discussion has taken place to explain investment and new business start ups etc. how this will happen and who will However, it should be acknowledged that it pursue this. is the private sector that would open and run shops and businesses.
Community facilities (health centre): The Council highlight the need for a site for No change. The village wants information on the a new Health Centre in a central and new facility and what services are suitable location. As stated in the planned, how many doctors, Development Framework the development consultation rooms, parking spaces etc. of the health centre is depending on public SBC, NHS or GP practice seems to sector funding. NHS would make decisions have information or is willing to discuss. on the nature and scale of the service provision.
Community facilities (improved The possibility to include community No change. community facilities): No discussion has facilities has been included at community taken place on studying existing events. The Development Framework is a facilities, forming plan or strategy to high level document and does not include provide new facilities. Village does not details on what facilities are required. know how improved community Development of community facilities is facilities mentioned in Development
14 Framework will happen. The community dependant on public funding. has requested discussion with SBC about what community facilities are The redevelopment of the old Mart building required to accommodate large scale will be depending upon the overall population growth. Discussion has not proposals for the development of the Mart taken place. site.
No discussion on the restoration of the Mart octagon building.
Employment infrastructure: The The Council is committed to: No change. community wishes to see same urgency placed on plans to create jobs as Produce a planning brief for the housing plans. Tweed Horizons site. Investment in the village centre Retainment/enhancement of other key employment sites eg. Cookes/Milestones etc. IT infrastructure/home working opportunities. Other interventions to support business/employment.
The community wants to know when The site will come forward when interested No change. development of Tweed Horizons is developers take the site forward. The likely to happen and how many jobs will planning brief will need to include careful be created, and how employees will phasing of the site. Access agreements access the village centre (pedestrian and links to the village will have to be bridge, tunnel not mentioned in agreed with Transport Scotland. Development framework).
15 Does SBC support mixed housing and Some non-housing development on the No change. small/clean business development on large expansion sites will be considered the new housing sites? due to the character and scale of the development.
The community has requested The Council’s Economic Development No change. discussion about how developing section supports the promotion of tourism tourism businesses would create local in the Borders along with VisitScotland and jobs. Discussion has not taken place. other private and public sector agencies. It is outwith the scope of the Development Framework as a planning document to set out a tourism action plan for the village.
IT infrastructure: Plans in Development Noted. No change. Framework are very welcome. Transport: The village has requested Further new access to the A68 would need No change. that a gap is left in the housing layout to be agreed with Transport Scotland. The for the Mart development for a possible Development Framework does include a spur road onto the new Mart connection via Waverley Place to feed roundabout. This will offer a future traffic away from the village centre (section option to ease village centre traffic at a 4.10.7). later stage of the village development.
Access to Mart development could be assisted with a new road alongside Langlands Mills which would help keep traffic away from the village centre. This is not included in the Development Framework. When expansion is complete some A number of pedestrian, cycle and No change. 95% of population plus housing will be vehicular links are included in the on opposite side of new village centre. Development Framework and it is In the interest of ease of access and highlighted that these links are crucial to
16 safety a pedestrian bridge across the the success of the expansion. main road should be planned. 70 years ago the railway could justify a pedestrian bridge. Transport (local path/cycle network): Detailed discussions on local paths and No change. The village has been requesting to be cycle network will take place when detailed part of discussions on Local Path/Cycle applications come forward. The core of the network, but so far no discussion has path network is included in the Core Path taken place. Plan. The development if the Core Path Plan included public consultation.
The Scottish Government – Scottish Planning policy supports the Noted. No change. Minister for Local Government and efficient and meaningful engagement in Planning the planning process and it is encouraging to see this in practice, together with the development of a clear vision for the long term future of Newtown St Boswells. Scottish Environment Protection The contributor has not identified any Noted. No change. Agency environmental issues that are relevant to the effective integration of the existing village and proposed development areas. SEPA has previously commented on the masterplan and outline planning application for the Newtown St Boswells western and southern expansion and a planning brief for the Auction Mart site and the contributors comments relating to flood risk, waste and surface water drainage, waste management etc are set out in these responses. The contributor trusts they will be consulted in the future as other proposals come
17 forward. Transport Scotland The contributor seeks clarification on It is proposed to include the alternative link It is proposed to include the the mention of an alternative access in figure 8 in the final version of the alternative link in figure 8 in from the A68 within option C on page Development Framework. the final version of the 31. The link is shown within figure 8 Development Framework and however does not show an alternative include ‘c. Access from A68: access from the A68. The contributor Southern expansion area would welcome clarification and further (proposed)’ as a bulletpoint in discussion on this aspect, if required. paragraph 4.58’.
The contributor notes the comments on The Development Framework does not No change. the cycle link across the A68 within provide details on the cycle link although it paragraph 4.55 and would welcome sets out the need for a safe connection clarification on this matter and potential between the village and Tweed Horizons. impact on the safe and efficient Details of the link will have to be agreed operation of the trunk road. with Transport Scotland at detailed planning application stage. Planning applications, many already The proposed roundabout in figure 8 is not No change. consented, in relation to the trunk road showing an agreed layout but illustrates the should be included within the principle of a roundabout. Further work, at Development Framework. In relation to detailed planning application stage, is 09/01005/OUT the contributor would required before traffic and road like to note the following: improvements can be finalised.
o Transport Scotland has agreed to the principle of a new roundabout on the A68 to the south of the town. However the location and layout has not been agreed to date. The Access Appraisal resulted in two options which Transport Scotland required to be taken forward for further
18 o Transport Scotland required further assessment of the northern (ghost island) junction prior to the western expansion proceeding.
The Development Framework makes It is proposed to amend figure 8 to include It is proposed to amend figure no reference to the new A68 the roundabout included in the application 8 to include the roundabout roundabout agreed in principle by for the proposed Auction Mart to the east of included in the application for Transport Scotland to access the the A68. the proposed Auction Mart to proposed Auction Mart site which has the east of the A68. permission in principle (06/02506/OUT). It would be useful to understand why this aspect has been omitted from the Development Framework as the contributor would have expected an intervention of this nature to be reflected in the document. Historic Scotland There are no historic environment sites Noted. No change. for Historic Scotland’s remit within the development area. There are some historic sites in the vicinity and the new proposals may have potential impact indirectly on the setting of these sites. However the Development Framework will take into account those commitments within the Local Plan Amendment to consider sensitively
19 landscape and settings in the area. In particular maintaining and enhancing woodland screening to minimise setting impacts on scheduled monument (index no 90103) and A listed Dryburgh Abbey and the area to the east. Scottish Natural Heritage The points of interest and issues of Noted. No change. concern to the contributor in relation to designated sites have been addressed by the Development Framework. In particular, the vision (paragraph 3.2) and the desire to ‘provide attractive places to live’, one of the five key objectives to set the strategic context for individual development sites. The intended use of masterplans as part of the planning application process for each phase of the expansion (paragraph 3.17). A planning brief is required for the high The production of a planning brief for the No change. amenity employment land at Tweed employment site at Tweed Horizons is Horizons. scheduled for 2012. The contributor expect any planning Any planning application would need to No change. application for the expansion to conform confirm with Development Plan policies and with requirements listed in their meet the requirements set out in the response relating to landscape Development Framework. designations and also provide all the necessary supporting information as described in Local Plan Policy EP1 National Scenic Areas and Structure Plan Policy N10 National Scenic Areas. The contributor supports the proposed Noted. No change. establishment of a landscape framework for the village. In particular scalloped edges to the proposed
20 western expansion areas and the proposed woodland planting and woodland management to the west of the village are supported. The contributor supports the inclusion Noted. No change. of open space in the expansion areas as this would reduce the anticipated pressure on the Borders Woods SAC and Newtown St Boswells Woods SSSI. Charlesfield First LLP The contributor suggests that SBC Any planning application will have to No change. provides a protocol for the assessment comply with the SPG on Renewable with key consultees of the sustainability Energy. requirements of development proposals to be considered in terms of the Supplementary Planning Guidance. Planning authorities will be expected to The Council supports the inclusion of No change. support district heating schemes, albeit different types of renewable energy to meet recognising that there will be practical the requirements set out in national and implementation challenges. local policy. The Development Framework is an The Development Framework, in Appendix It is proposed to add to opportunity to encourage and support 9, encourages site-wide approaches and paragraph 4.13 that “In the the creation of a local heat network communal energy technologies rather than future there may be serving Newtown St Boswells. The installations on individual dwellings to meet opportunities to connect to contributor encourage Scottish Borders targets set out in policy. The targets can be local district heating system Council to take account of the potential reached through a range of different run from Charlesfield.” for developing a heat network in mechanisms. Developers must submit a Newtown St Boswells by stating clearly statement for the Council’s approval in the Supplementary Planning detailing how energy efficiency measures guidance the need for collaborative and low and zero carbon technologies will working to deliver the sustainable be incorporated into the development aspect of the development framework proposal, and the level of CO2 reductions as an individual applicant will most that will be achieved. It is proposed to add likely be unable to deliver a heat to paragraph 4.13 that “In the future there network in isolation. may be opportunities to connect to local district heating system run from
21 Charlesfield.” The contributor notes the requirement Noted. No change. within the draft Planning Framework to comply with national planning guidance and also the references to National Planning Framework 2 and Scottish Planning Policy. The contributor is aware of policy statements in National Planning Framework 2 and Scottish Planning Policy in relation to climate change and energy generation. The contributor suggests that the The Development Framework promotes No change. Development Framework should policy G1 and Renewable Energy SPG and provide greater clarity on the the production of an energy statement from importance attached to the provision or applicants. use of locally available low and zero carbon technologies.
The target to reduce fuel poverty and Noted. The requirements for affordable No change. provision of affordable housing should housing are the same as for mainstream be considered to take advantage of the housing regarding energy efficiency and benefits of locally available reduction of carbon emission. The applicant decentralised heat supply. will have to provide evidence in any planning application on how the requirements will be met. Mr. Richforth The number of new houses seems out The number of units has been decided No change. of proportion to the number of existing through the Local Plan process which has houses. Requires upgrades to facilities, been subject to consultation. roads, parking and school provisions. The village needs coffee shop and shop There are opportunities for shops etc in the No change. for crafts and local produce which can village centre and potential opportunities in serve locals and walkers. There are the redevelopment of the Auction Mart site. existing roads issues in the village and There are existing facilities in the village empty buildings. centre and at Milestone Garden & Leisure.
22 The school should have facilities that The Development Framework includes No change. can be shared with the community. reference to inclusion of community facilities in the primary school. The contributor puts forward that Developers will be required to contribute to No change. improvements to facilities should be improvements of some facilities in line with helped by the developers. the Council’s policy on Development Contributions.
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